OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                                 DOCKET NO.: CI630152RO
                Samuel David                  :     RENT ADMINISTRATOR'S
                c/o Samest Management,              DOCKET NO.: CA630068B

                              PETITIONER      :     


          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 38 Marcy Place, Various Apartments, Bronx, 
          New York.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the petition.

          One rent-stabilized tenant commenced the proceeding below by filing 
          a complaint on January 22, 1988, asserting that the owner had 
          failed to maintain certain building-wide services.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed and that due to vandalism, the locks on the 
          main door, hallway window and entrance gate are constantly being 
          repaired.  However, the owner promised to immediately replace the 
          locks on these items.

          Thereafter an inspection of the subject building was conducted on 
          April 25, 1988 by a D.H.C.R. inspector who confirmed the existence 
          of the following defective conditions:

                         1. Defective mailboxes on the east   
                            and west sides.
                         2. Defective entrance door lock.
                         3. Defective entrance gate lock.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the maximum rent of $13.00 per month 
          for all rent controlled tenants in the building.  No rent reduction 
          was requested for the complaining stabilized tenant because none 
          was requested.

          In its petition for administrative review, the owner states, in 

          Doc. #CI630152RO

          substance, that all work has been completed, that the intercom, 
          door lock and mailboxes have been repaired, and that the defective 
          gate lock is not a decrease in service since a lock was not there 
          when the tenants moved in.  The owner further states that the 
          Administrator has erred in giving a second rent reduction when the 
          rents had already been reduced for the same items in other 

          The DHCR served a copy of the petition on the tenant on November 
          10, 1988.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted and the Rent Administrator's 
          order should be modified.

          A review of the complaint reveals that it was filed by one rent 
          stabilized tenant and no rent controlled tenants.  The owner had no 
          knowledge that the jurisdiction of the Rent Control Law was being 
          invoked and it was a violation of the owner's due process rights to 
          order a reduction of rent controlled rents.  The rent reduction is 
          revoked and any rent arrears due as a result of this order may be 
          paid off in installments of $13.00 per month.

          The complaining stabilization tenant did not request a rent 
          reduction and the Administrator's determination to direct 
          restoration of services without ordering rent reduction was 
          correct.  The owner's allegation that a lock on the gate is not a 
          base date service was not raised below and may not be considered 
          for the first time on appeal.  In fact, the owner stated in an 
          answer to the complaint that the lock would be replaced 

          The Administrator's order was properly based on an April 25, 1988 
          on-site inspection which confirmed the existence of defective 
          entrance door lock, entrance gate lock and mailboxes.  Accordingly. 
          the directive to repair these items was in all respects proper and 
          is hereby sustained.  

          The Division's records reveal that the owner's rent restoration 
          applications have been granted (CJ620076OR and FE630037OR).

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, and the Rent Stabilization Law and Code, and the 
          Emergency Tenant Protection Act of 1974, it is 

          ORDERED, that this petition be, and the same hereby is, granted in 
          part, and that the Rent Administrator's order be, and the same 
          hereby is, modified in accordance with this order and opinion.

                                                 Joseph A. D'Agosta
                                                 Deputy Commissioner

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