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

          APPEAL OF                               DOCKET NO.: CA130337RO
          PARK HILL ASSOCIATES                    RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BB130013B

               On January 28, 1988 the above named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order of 
          the Rent Administrator issued on November 2, 1987. The order 
          concerned the housing accommodations located at 42-45 Kissena 
          Blvd., Flushing, N.Y., various apartments. 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 

               This proceeding was commenced on February 4, 1987 when 21 
          tenants of this 144 unit building filed a Statement of Complaint of 
          Decrease in Building-Wide Services wherein the tenants alleged, in 
          sum, that the owner was not maintaining certain required building- 
          wide services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on           
          February 23, 1987 and stated, in sum, that it was maintaining 
          required services in the building.
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on April 16, 1987 and 
          revealed the following:

                    1.   North elevator door is defective in that it does 
                         not close by itself unless it is pushed;

                    2.   Inadequate building water pressure; and

                    3.   North side door pane is cracked.


               The Administrator issued the order being appealed on          
          November 2, 1987 and ordered a rent reduction in an amount equal to 
          the most recent guidelines adjustment for tenants' leases 
          commencing prior to March 1, 1987 based on the inspector's report.

               On appeal the owner states, in summary, that it never received 
          a copy of the original complaint and that it has made the repairs 
          required by the order being appealed.  The petition was served on 
          the tenants on June 14, 1988.  Various tenants filed responses and 
          stated, in sum, that the owner had not restored services and that 
          the petition should be denied.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 
          tenants may apply to the DHCR for a rent reduction based on the 
          owner's failure to maintain required services and the rents shall 
          be reduced if the Administrator determines that such services are 
          not being maintained.  The Code defines required services to be 
          those services the owner was required to maintain on the applicable 
          base date including repairs and maintenance.  

               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 owner's contention 
          that it did not receive notice of the complaint is belied by the 
          response filed on February 23, 1987 and included in the record.  In 
          that response the owner stated that required services were being 
          maintained.  The owner's other defense, to the effect that it has 
          made the required repairs, does not challenge the correctness of 
          the order being appealed at the time it was issued.  The order 
          being appealed is affirmed.

               The automatic stay of the retroactive rent abatement which 
          resulted from the filing of this petition is vacated upon issuance 
          of this order and opinion.  The Commissioner notes that the owner's 
          rent restoration application (Docket No. DA130180OR) has been 
          granted by the Administrator.

               THEREFORE, pursuant to the Rent Stabilization Law and Code, it 


               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.


                                             LULA M. ANDERSON  
                                             Deputy Commissioner


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