Adm. Review Docket Number: CJ 430044-RT
                                 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

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        IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
        APPEAL OF                              DOCKET NO.: CJ 430044-RT 
                                            :  
             VARIOUS TENANTS,                  DRO DOCKET NO.: CA 410158-OR 

                              PETITIONER    : 
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           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On September 30, 1988, the above named  petitioner-tenants  filed  a
        joint Petition for Administrative Review against an order issued  on
        August 29, 1988 by the Rent Administrator at Gertz  Plaza,  Jamaica,
        New York, concerning the housing accommodations known as 240 East 83 
        Street, New York, New York wherein  the  Administrator  granted  the
        owner's application to restore rent previously reduced by  an  order
        issued  on  December  10,  1987  under  Docket  Number  BE-410071-B,
        effective April 1, 1988.

        The Administrator's determination indicated that an inspection  held
        on May 20, 1988 revealed that repairs had  been  completed  for  the
        conditions which gave rise to the rent reduction.

        In  their  appeal  the  tenants  dispute,  in  pertinent  part,  the
        Administrator's determination  that  the  public  areas  were  clean
        noting that baseboard  stripping  removed  in  connection  with  the
        installation of new mailboxes was never replaced.

        After careful consideration, the Commissioner is of the opinion that 
        the petition should be denied.

        The Commissioner notes that the condition cited by  the  tenants  on
        appeal was not a condition which gave rise to  the  rent  reductions
        and accordingly is not a factor in the restoration of rents.

        The Commissioner further notes that an administrative appeal is  not
        the  proper  vehicle  to  raise   new   service   complaints.    The
        Commissioner also rejects the tenants' suggestion that the condition 
        reflected a failure by the superintendent to maintain  the  premises
        in the normal performance of  usual  janitorial  services.   However
        this determination is rendered without  prejudice  to  the  tenants'
        right  to  raise  the  issue  by  filing  a   complaint   with   the
        Administrator in the prescribed manner.

        Concerning the petitioner's  assertion  that  the  owner  failed  to
        refund or credit the tenant with the rent reductions granted for the 
        months from August 1987 through 1988, the Commissioner notes, by way 

        of information that the filing of  a  PAR  automatically  stays  the
        refund of the retroactive portion of the rent  reduction  pending  a
        final determination by the Commissioner at PAR, or  in  cases  where
        the owner seeks  judicial  review,  a  final  determination  by  the







        Adm. Review Docket Number: CJ 430044-RT
        Courts.  A final  determination  by  the  Commissioner,  or  by  the
        Courts, affirming the underlying rent reduction order,  permits  the
        tenants to collect or to credit to future rents, the  reductions  in
        rent previously granted.  It is  noted  however,  that  the  owner's
        failure to comply with a  final  order  to  refund  or  credit  rent
        reductions granted for service diminutions is not a  matter  subject
        to administrative appeal.  The tenants may, however, seek relief  in
        a court of competent jurisdiction.

        THEREFORE,  in  accordance  with  the   provisions   of   the   Rent
        Stabilization Law and Code, Chapter 403 of the  Laws  of  1984,  and
        Chapter 102 of the Laws of 1984, it is

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

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner