CF230132RO 
                                  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.: CF230132RO
                                                  
          M.C.D. REALTY                           RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BA230063B 
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
          On June 6, 1988 the above named petitioner-owner filed a Petition 
          for Administrative Review of an order of the Rent Administrator 
          issued May 6, 1988 concerning the housing accommodations known as 
          various apartments at 645 Eastern Parkway, Brooklyn, NY, wherein 
          the Administrator found that certain services were not being 
          provided or maintained, directed restoration of such services, and 
          ordered a rent reduction.
                                      
          The Commissioner has reviewed all the evidence of record and has 
          carefully considered that portion relevant to the issues raised on 
          appeal.

          A review of the record reveals that 21 tenants in this 23 unit 
          building joined in filing a complaint dated January 19, 1987 in 
          which they alleged that the front doors to the building do not have 
          proper locks and are frequently left open, that the hallways are 
          not swept and mopped on a regular basis, that the intercom and bell 
          system is not working properly, that heat and hot water services 
          are provided on a sporadic basis, and that the mailboxes are in 
          poor condition. 

          In answer to the complaint, the owner stated that all the services 
          mentioned in the complaint are properly maintained.

          A physical inspection by DHCR on April 23, 1987 revealed that the 
          lock and buzzer on the second entrance door had been removed, that 
          the hallway floors throughout the building were dirty and required 
          mopping, that the intercom and buzzer were working, that heat and 
          hot water services were adequate, and that the mailboxes required 
          repairs.

          A second inspection on February 3, 1988 revealed that the locks on 
          the two front doors were defective, the halls and floors were 












          CF230132RO 

          clean, the intercom was defective, and some of the mailboxes were 
          still broken.

          Based on this inspection, the Rent Administrator issued orders 
          reducing the rents for all rent controlled tenants in the building 
          and those rent stabilized tenants who joined in the complaint.  
          Only those tenants whose mailboxes were found to be broken were 
          granted a rent reduction for this item.

          In the petition for administrative review, the owner asserts that 
          it never received any prior notice in reference to these repairs  
          and that according to an enclosed affidavit from the head of the 
          tenants association, all items have been repaired and are in proper 
          working order.

          The petition was served on the tenant representative on July 19, 
          1988.

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

          Section 2523.4 of the Rent Stabilization Code requires DHCR, upon 
          application of a tenant, to order a rent reduction where it is 
          found that the owner had failed to maintain required services.  
          Section 2202.16 of the Rent and Eviction Regulations authorizes a 
          rent reduction for rent controlled tenants based on a finding that 
          essential services are not being maintained.  Both regulations 
          define required or essential services to include repairs and 
          maintenance.

          A review of the record including the two physical inspections 
          supports the Rent Administrator's determination that the owner 
          failed to maintain certain services for which a rent reduction is 
          warranted.  The owner's petition does not provide any basis for 
          revoking or modifying this determination.  The owner's allegation 
          that it was not given notice of the repairs required is belied by 
          the fact that the owner filed an answer to the complaint.  If, as 
          the owner alleges, all conditions have been repaired to the 
          satisfaction of the tenants, the owner should file a rent 
          restoration to get the rent restored.  The Division's records 
          indicate that the owner's first restoration application was denied 
          (Docket No. CJ220096OR) and the second (Docket No. DC220095OR) was 
          granted in part, restoring $4.00 of the rent reduction ordered for 
          the rent controlled tenants.  Accordingly, the rent reduction 
          remains in effect in full for the rent stabilized tenants and in 
          part for the rent controlled tenants, and the owner is not entitled 
          to collect any rent increases until another restoration application 
          is filed and granted.


          Therefore in accordance with the Rent Stabilization Law and Code 
          and the Rent and Eviction Regulations for New York City, it is 






          CF230132RO 


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

                              


          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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