CI410138RT, et al.

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

          APPEALS OF                              DOCKET NOS.: CI410138RT; 
                                                  CI410139RT;  CI410140RT;
           MARY STEELE         SAMUEL TINSLEY     CI410142RT;  CI410143RT;
           SUZANNE DARY      VIRGINIA JENKINS     CI410144RT;  CI210301RT
                 and FROHSINE M. HUDSON,
                                                  RENT ADMINISTRATOR'S
                                  PETITIONERS     DOCKET NO.:
          ----------------------------------x     CC230010B 


          On various dates, the above-named petitioner-tenants filed and 
          refiled timely petitions for administrative review (PARs) of an 
          order issued on September 6, 1988, by the Rent Administrator, 
          concerning the housing accommodations known as various apartments, 
          at 347 and 365 Lincoln Place, Brooklyn, New York, wherein the 
          Administrator determined that the owner was not maintaining certain 
          services, directed restoration of such services, and ordered a rent 

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

          A review of the record reveals that 15 tenants of the 54 apartments 
          in the subject building joined in filing a complaint alleging a 
          decrease in various building-wide services.

          In answer to the complaint, the owner stated that the defective 
          conditions alleged in the complaint did not exist or had been 

          CI410138RT, et al.

          A physical inspection by the Division of Housing and Community 
          Renewal (DHCR) on June 28, 1988 revealed that there was no 
          superintendent and the halls and floors needed sweeping and mopping 
          and that the basement entrance door was defective.

          Based on the inspector's report, the Rent Administrator issued the 
          order appealed herein reducing the rent to the level in effect 
          prior to the most recent guidelines adjustment for the rent 
          stabilized tenants who signed the complaint and by $8.00 per month 
          for one rent controlled tenant.

          The tenants who filed petitions for administrative review all 
          assert that they are rent controlled tenants but they received an 
          order applicable to rent stabilized tenants.

          In answer to the petitions, the owner states that the Rent 
          Administrator's order should be reversed because the premises are 
          kept clean by the superintendent, the locks on the basement door 
          are continuously replaced but are vandalized by outsiders who are 
          allowed to come into the building by tenants, and that the peti- 
          tions should be dismissed because the rent controlled tenants 
          already have a rent reduction.

          After careful consideration of the evidence of record, the Commis- 
          sioner is of the opinion that the petitions should be granted.

          The Division's records support the tenants' assertions that they 
          are rent controlled, rather than rent stabilized, tenants, and this 
          is not denied by the owner.  Accordingly, the maximum legal rent 
          for the petitioners is reduced by $8.00 per month, effective the 
          first rent payment day following September 6, 1988, the issue date 
          of the Rent Administrator's order.

          The matters raised by the owner in answer to the petitions are not 
          appropriate issues for consideration in resolving these petitions 
          filed by tenants.  Since the owner did not file its own petition, 
          there is no basis for modifying or reversing the Administrator's 
          orders except to grant a $8.00 per month rent reduction for the 
          petitioning tenants.  The owner is advised to file a rent 
          restoration application when the necessary repairs are completed 
          and until such an application is filed and granted, the rent 
          reduction ordered in Docket No. CC230010B as modified remains in 

          CI410138RT, et al.

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, it is

          ORDERED, that these petitions be, and the same hereby are, granted, 
          and that the Rent Administrator's order be, and the same hereby is, 
          modified in accordance with this Order and Opinion. 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner



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