CH430121RT
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





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          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CH430121RT

                    Miriam M. Reik
                    Tenant Representative,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: LCS000388B
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                    AND REMANDING PROCEEDING TO THE ADMINISTRATOR

          On August 23, 1988, the above-named tenant filed a timely petition 
          for administrative review of an order issued on July 27, 1988 by 
          the Rent Administrator, concerning the housing accommodation known 
          as 760 West End Avenue, New York, New York, wherein the 
          Administrator denied the tenants' complaint of a decrease in 
          services.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          This proceeding was commenced by the filing by the tenants of a 
          complaint of decrease in services alleging that the owner, since 
          January 1, 1985, does not provide a telephone in a public area of 
          the building for use by building staff in reaching police, fire, or 
          repair services; and, that the management's answering service and 
          the superintendent's beeper were also discontinued and neither is 
          reachable at off hours.

          A copy of the tenants' complaint was served on the owner who 
          responded as follows:  the public telephone is not a required 
          service, nor is the superintendent's beeper; the managing agent has 
          a 24 hour answering machine; that because of the manual elevators 
          the premises is staffed 24 hours a day; that the superintendent 
          lives on the premises; and that building staff can use the super's 
          phone.  The owner also states that inasmuch as 

          every tenant has a phone in his apartment, a telephone in the 
          basement of the building is, in essence, useless.












          CH430121RT


          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted and the proceeding remanded to 
          the Administrator.

          The tenant's complaint raised the issue of the removal of the 
          phone.  There is no evidence in the record to indicate that the 
          Administrator addressed this portion of the tenants' complaint.


          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, granted, 
          and that the Rent Administrator's order be, and the same hereby is, 
          remanded for determination in accordance with this order and 
          opinion.

              


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner