CJ130059RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CJ130059RO

                    Rego Estates,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CB130001B
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On October 27, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          September 22, 1988, by the Rent Administrator, concerning the 
          housing accommodations known as 65-20 Booth Street, Rego Park, 
          N.Y., various apartments 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 of 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 stabilized and rent controlled apartments 
          in the subject building.

          On February 1, 1988, the tenants filed a building-wide complaint 
          alleging that the owner failed to provide services throughout the 
          subject building.

          The owner was served with a copy of the tenants' complaint, on 
          February 24, 1988, and provided with an opportunity to file an 
          answer.




          A DHCR inspection conducted on June 8, 1988, revealed that: 
           












          CJ130059RO

          1.   Public hallway windows were soiled.
          2.   1st, 2nd, 3rd, 4th and 5th floor compactors rooms were dirty.
          3.   Lobby has (2) broken windows.
          4.   Main entrance door lock sticks.
          5.   Vestibule roof gutter is bent outward.
          6.   Audio portion of intercom system is inoperative.
          7.   Vestibule landing has uneven flagstones.
          8.   Sidewalk has a hole (hazardous).
          9.   Rear yard and alley have (3) inoperative lights.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          all services were being provided at all times.

          The petition was served on the tenants on December 2, 1988 and in 
          December of 1988, various tenants filed answers to the petition 
          stating that the owner failed to correct the service deficiencies.

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

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for a reduction of the legal regulated rent to the level in 
          effect prior to the most recent guidelines adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

          For rent controlled tenants, Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner has 
          failed to maintain services may result in an order of decrease in 
          maximum rent, in an amount determined by the discretion of the Rent 
          Administrator.

          The record shows that a Notice and Transmittal of Tenants' 
          complaint was mailed to the owner on February 24, 1988, at the 
          owner's correct address but that the owner failed to submit an 
          answer below.

          The Commissioner finds, therefore, that the owner failed to answer 
          the tenants' complaint and that the inspection confirmed the 
          existence of those conditions specified in the tenants' complaint.



          Nearly seven months had elapsed from the time a copy of the 
          tenants' complaint was mailed to the owner to the time the Rent 
          Administrator's order was issued on September 22, 1988.







          CJ130059RO

          A review of the record before the Administrator clearly shows that 
          the owner did not submit any evidence that the deficiencies noted 
          on the inspector's report were completed in a workmanlike manner at 
          the time of the DHCR's inspection or at any time prior to the 
          issuance of the Administrator's order.

          The Commissioner finds that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site physical inspection conducted on June 8, 1988, and that 
          pursuant to Section 2523.4(a) of the Code and Section 2203.16 of 
          the Rent and Eviction Regulations the Administrator was mandated to 
          reduce the rent upon determining that the owner had failed to 
          maintain services.

          Accordingly, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the Rent Administrator's 
          determination.

          The Commissioner notes that the owner's application to restore the 
          rent controlled rents based upon restoration of services was 
          granted in part, on May 4, 1993, under Docket No. GE130185OR.

          Upon a complete restoration of services the owner may separately 
          apply for full rent restoration.

          As regards the rent stabilized tenants the automatic stay of the 
          retroactive rent abatement that resulted by the filing of this 
          petition is vacated upon issuance of this order and opinion.

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York and the Rent Stabilization Law 
          and Code, it is

          ORDERED, that the owner's 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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