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

          APPEAL OF                                    DOCKET NO.: 
               2610 Glenwood Management Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          On September 12, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          August 10, 1988, by the Rent Administrator, concerning the housing 
          accommodations known as 2610 Glenwood Road, Brooklyn, N.Y., various 
          tenants, wherein the Administrator determined that a reduction in 
          rent was warranted based upon a reduction in services.  The Rent 
          Administrator also directed full restoration of services.

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

          The issue herein is whether the Rent Administrator properly reduced 
          the rents of various rent controlled apartments in the subject 

          On November 17, 1987, the rent controlled tenant of Apartment 3-J 
          filed a building-wide complaint alleging that the owner failed to 
          maintain various specified building-wide services and that a rent 
          reduction was warranted.

          The owner filed an answer to the complaint alleging that all 
          services specified in the complaint are being provided.

          A DHCR inspection conducted on March 14, 1988, revealed that the 
          public area walls, ceilings and staircases were dirty; the first 


          floor had loose and broken flooring; there was exposed wiring in 
          the public area; there was inadequate lighting at the front 
          entrance to the subject building; and the mailbox frames were 

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the complaint was only signed by the rent-controlled tenant of 
          apartment 3-J and that box 5 of the building-wide complaint form 
          was altered by the tenant to read "individual complaint."  The 
          owner further alleged that only tenants who have signed the 
          complaint are entitled to a rent reduction.

          The petition was served on the tenants on October 20, 1988.

          After a careful consideration of the entire evidence or record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          The Commissioner has considered the owner's claim that the Rent 
          Administrator erred by reducing the rents of the rent-controlled 
          tenants and rejects this argument.

          Section 2202.16 of the Rent and Eviction Regulations provides, in 
          pertinent part, that the Administrator may order a decrease of the 
          maximum rent otherwise allowable based on a finding that there has 
          been a decrease in essential services required to be provided.  The 
          rent is to be decreased by that amount which the Administrator 
          finds to be the reduction in the rental value as a result of the 
          decrease in services.  If there is a finding of decrease of a 
          building-wide service, the rental value of all controlled 
          apartments in the building is affected.

          All rent-controlled tenants are entitled to a rent reduction where 
          building-wide service deficiencies are shown as long as at least 
          one rent-controlled tenant has signed the complaint.

          In the instant proceeding, a Statement of Building-wide Complaint 
          was filed on November 17, 1987, by one rent controlled tenant in 
          the building.  In answer to the complaint, the owner asserted that 
          all repairs had been or would be completed.  On March 14, 1988, an 
          inspection was conducted of the subject premises.  The inspection 
          report confirmed that existence of a number of building-wide 
          service deficiencies noted in the tenant's complaint.

          The Commissioner finds, therefore, that the Administrator properly 
          based his determination on the entire record including the results 
          of the on-site physical inspection conducted on March 14, 1988; and 
          that pursuant to Section 2202.16(a) of the Rent and Eviction 


          Regulations, the Administrator acted properly in reducing the rent 
          of all rent controlled tenants upon determining that the owner had 
          failed to maintain services.

          The Division's records reveal that the owner's rent restoration 
          application was granted on August 4, 1989, under Docket No. 

          THEREFORE, in accordance with the Rent and Eviction Regulations, it 

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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