CG630104RO
                                  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.: CG630104RO
                                                  
          FORTY MARCY LTD.                        RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BJ630083B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                  IN PART AND MODIFYING RENT ADMINISTRATOR'S ORDER

               On July 20, 1988 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued June 21, 1988. The order concerned various 
          housing accommodations located at 38 Marcy Place, Bronx, N.Y.  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 
          appeal.

               This proceeding was commenced on October 19, 1987 when 1 rent 
          stabilized tenant filed a Statement of Complaint of Decrease in 
          Building-wide Services and alleged, in sum, that the owner was not 
          maintaining certain required services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on December 
          10, 1987 and stated that the conditions cited in the tenant's 
          complaint would be repaired and that the building did not have an 
          intercom system nor had it ever had one.
           
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on February 18, 1988 and 
          revealed the following:

                    1.   Defective master mailbox locks,

                    2.   Intercom system has been removed from the subject 
                         premises,

                    3.   Defective public hallway windows on the second, 












          CG630104RO

                    third, fourth and fifth floors,

                    4.   Lobby windows in need of cleaning.

               The Administrator issued the order here under review on June 
          21, 1988 ordered a rent reduction of $14.00 per month for three 
          rent controlled tenants.  The rent stabilized tenant who filed the 
          complaint did not request a rent reduction so the Administrator 
          issued an order directing restoration of services. 

               On appeal the owner states, in sum, that in Docket No. 
          AA600085B the tenants were granted a rent reduction for the 
          condition relating to the lack of intercoms and that the tenants 
          may not receive two rent reductions simultaneously for the same 
          condition.  The owner also stated that the intercom system had been 
          replaced, the mailboxes repaired and the windows cleaned.  The 
          petition was served on the tenants on September 6, 1988.

               Two tenants filed responses and confirmed the owner's 
          allegations to the effect that services had been restored. 
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and that the order here under review should be affirmed as 
          modified herein.       

               The Commissioner notes that, pursuant to the Rent 
          Stabilization Code and Rent and Eviction Regulations tenants may 
          apply to the DHCR for rent reductions based on the owner's failure 
          to maintain required or essential services.  Required or essential 
          services are defined as those services the owner was required to 
          maintain on the applicable base date, including repairs and 
          maintenance.

               With regard to the directive to restore services, the 
          Commissioner finds that the Administrator's order is correct as all 
          services based on the results of the above-described physical 
          inspection.  The owner's petition has not rebutted the inspector's 
          report.

               With regard to the rent reduction ordered for rent controlled 
          tenants, the Commissioner is of the opinion that the $14.00 per 
          month rent reduction should be revoked because no rent controlled 
          tenant signed the complaint.  In order for the jurisdiction of the 
          Rent Control Law to be invoked, at least one rent controlled tenant 
          must join in filing the complaint. Since none of the rent 
          controlled tenants did so, the rent reduction ordered by the 
          Administrator must be revoked.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulations it is 







          CG630104RO

               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and that the Rent Administrator's order be, and 
          the same hereby is, affirmed as modified herein.  If arrears are 
          owed the owner based on the Commissioner's determination herein the 
          arrears may be paid off in installments of $14.00 per month or 
          immediately if any tenant vacates.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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