CJ130092RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: CJ130092RO
                                                  
          DENIS P. MULLARKEY                      RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CA120053B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On October 7, 1988 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued September 6, 1988. The order concerned various 
          housing accommodations located at 89-21 169th Street, Jamaica, N.Y.  
          The Administrator directed restoration of services and ordered a 
          rent reduction for failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               This proceeding was commenced on January 21, 1988 when 17 of 
          the 66 tenants filed a Statement of Complaint of Decrease in 
          Building-Wide Services wherein they alleged various services 
          deficiencies including the fact that the main entrance door was 
          frequently malfunctioning, thereby posing a threat to building 
          security.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on February 
          22, 1988 and stated, among other things, that the main entrance 
          door is in good working order and that the lock is repaired when it 
          breaks.
           
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on May 12, 1988 and 
          revealed that the main entrance door knobs are loose and inoperable 
          and that the vestibule door knob is broken.

               The Administrator issued the order here under review on 
          September 6, 1988.  Rent controlled tenants were granted a rent 
          reduction of $6.00 per month.  Rent stabilized tenants were granted 












          CJ130092RO

          a rent reduction of an amount equal to one guideline adjustment.

               On appeal the owner states that the complaint is just a xerox 
          copy of another complaint and was never actually signed by the 
          tenant and that the doors in question were operational at the time 
          of the inspection regardless of the conditions reported by the DHCR 
          inspector.  The owner further states that the main entrance door 
          was made without a lock and that it closes automatically without 
          the need for a handle.  The owner argues that, since no condition 
          existed to warrant the ordering of a rent reduction, the order here 
          under review should be revoked.  The petition was served on the 
          tenants on January 23, 1989.

               Various tenants filed responses and stated, in substance, that
          the order here under review was correctly issued and should be 
          affirmed.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied

               Pursuant to the Rent Stabilization Law and Code and Rent and 
          Eviction Regulations, tenants may apply to the DHCR for a rent 
          reduction based on the owner's failure to maintain required or 
          essential services.  Repairs and maintenance are included within 
          the definition of required services.  The Commissioner finds that 
          the Administrator based this determination on the entire record 
          including the results of the on-site physical inspection described 
          above.  The inspector's report directly contradicted the owner's 
          assertion that the entrance door is in good working order. 

               With regard to the owner's assetrtion that the complaint is a 
          copy which was nevewr actually signed by the tenants, the 
          Commissioner notes that this complaint also listed inadeqate heat 
          and hot water as a service not being maintained.  When a complaint 
          is filed listing serveral services as not being maintained, 
          including inadequate heat and hot water, it is the Division's 
          policy to treat the heat and hot water complaint as a seperate 
          proceeding and process this issue on an expeditied basis.  The 
          result of this policy is that the complaint form is copied and the 
          xerox copy is utilized in the proceeding which seeks to process the 
          other services complaints.  Accordingly, there was nothing improper 
          about utilizing a copy of the complaint in this proceeding.  The 
          order here under review is affirmed.

               The Commissioner notes that the owner's rent restoration 
          application, which was assigned Docket No. DH130113OR, was granted 
          by the Administrator.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulations it is 








          CJ130092RO



               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed.  

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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