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.: CK110102RO
                                                    
                
                SJL Parc Plaza Company,       :     RENT ADMINISTRATOR'S
                                                    DOCKET NO.: CE110046B

                              PETITIONER      :     
          ------------------------------------X               


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 39-60 54 Street, Elmhurst, 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.

          The tenants commenced the proceeding below by filing a complaint on 
          May 11, 1988, asserting that the owner had failed to maintain 
          certain services in the subject building.

          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.

          Thereafter on August 26, 1988, an inspection of the subject 
          building was conducted by a D.H.C.R. inspector who confirmed the 
          existence of the following defective conditions:

                    1. The garage ceiling and walls leak due to    
                       cracks.
                    2. No doorman present at the time of           
                       inspection. (Doorman services is being      
                       processed under Docket Number CE130006B).

          The Rent Administrator determined that a rent reduction is not 
          warrant but directed restoration of services.

          In its petition for administrative review, the owner states, in 
          substance, that the building was converted to a cooperative in 
          August 1983; SJL Parc Plaza Company is responsible for the 
          apartment lease; the Cooperative Corporation is responsible for the 
          garage lease, and the order to restore services should be directed 
          to 39-60 54th Street Owners, Inc.
          The DHCR served a copy of the petition on the tenant on January 25, 
          1989.  






          Doc. #CK110102RO


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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order the restoration of services upon application by 
          the tenant, where it is found that the owner has failed to maintain 
          required services.  The owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on a physical inspection confirming the existence of 
          defective conditions in the subject building.

          Section 2520.6(i) defines an owner to include "a proprietary lessee 
          of a housing accommodation in a structure or premise owned by a 
          cooperative corporation or association."  The owner herein 
          identified itself as the owner of the shares allocated to the 
          subject apartment and is, therefore, correctly identified as the 
          owner on the order and is the entity obligated to secure compliance 
          by the appropriate party with the directive to restore services.

          THEREFORE, in accordance with 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, 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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