CF210129RO
                                  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.: CF210129RO 
                                                                 
          61 Street Realty & Properties
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BJ210076B
                                    PETITIONER
          -------------------------------------x


          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On June 8, 1988, the above-named petitioner-owner filed a petition 
          for administrative review of an order issued on May 18, 1988, by 
          the Rent Administrator, concerning the housing accommodation known 
          as 305 Martense Street, Various Apartments, Brooklyn, New York 
          11219, wherein the Administrator determined that the owner had 
          failed to maintain required services, specifically, that the mail 
          boxes were broken and there was no lock in the roof door.

          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 administrative appeal.

          The proceeding was commenced by the filing of a complaint of 
          decrease in services on October 28, 1987, alleging, among other 
          things, that the front and roof doors do not lock, creating a 
          safety menace.  The owner was served with a copy of the tenant's 
          complaint on December 7, 1987, but failed to respond.

          Thereafter, on March 4, 1988, an inspection of the building 
          confirmed the lack of a lock on the roof door, and the broken 
          mailboxes, resulting in the administrator's order of May 18, 1988 
          reducing the rent and directing a restoration of services.

          In the petition for administrative review, the owner states that 
          all repairs have been made, that the roof door has been made self 
          closing, but a lock is not allowed by the Fire Department.

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















          CF210129RO


          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner's petition, which simply asserts that all 
          repairs have now been made, does not establish any basis for 
          modifying or revoking the Administrator's order which determined, 
          based on a physical inspection that the owner was not maintaining 
          required services and confirmed the existence of defective 
          conditions in the subject building for which a rent reduction is 
          warranted.

          The Commissioner notes that while the Administrator's order refers 
          to a roof door lock, it should be taken to mean a self closing or 
          self latching door, which the owner states has now been installed.

          The owner may file a rent restoration application if the facts so 
          warrant.

          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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