CJ430019RT
                                  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.: CJ430019RT
                                                  
          LISA SERRADILLA                         RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BJ430096B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On October 5, 1988 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued August 29, 1988. The order concerned various 
          housing accommodations located at 407 E. 81st Street, New York, 
          N.Y.  The Administrator directed restoration of services and 
          ordered a rent reduction for failure to maintain required building- 
          wide 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 30, 1987 when 14 of 
          the 19 building tenants joined in filing a Statement of Complaint 
          of Decrease in Building-Wide Services wherein they 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 did not respond.

               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on March 21, 1988.  The 
          building was reinspected on May 2, 1988. The inspector reported the 
          following:

                    1.   Insufficient number of garbage cans,

                    2.   Building entrance door does not close shut and has 
                         no lock,

                    3.   Dirty air shaft,

                    4.   Poor public hall lighting due to various missing 












          CJ430019RT

                    light bulbs,

                    5.   Second floor public hall ceiling in need of 
                         scraping and pointing,

                    6.   Step cracked on first floor stairs.

          All other services were found to have been maintained.

               The Administrator issued the order here under review on August 
          29, 1988. Rent stabilized tenants were granted a rent reduction of 
          an amount equal to the percentage of the most recent guidelines 
          adjustment for the tenants' leases commencing prior to January 1, 
          1988.  Rent controlled tenants were granted a rent reduction of 
          $17.00 per month.

               On appeal the tenant states that rent reductions should have 
          been ordered for the following conditions as well as those cited in 
          the order here under review: public halls in need of cleaning, loud 
          banging of pipes, smell arising from air duct, lack of emergency 
          support service on weekends and holidays, trash in bottom of 
          airshaft, leaking skylight and defective intercoms.  The petition 
          was served on the owner on November 16, 1988. 
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner's review of the record reveals that the 
          building was inspected for the conditions relating to the dirty 
          public hallways, air duct odor, lack of support service, leaking 
          skylight and defective intercoms.  The existence of the conditions 
          was not confirmed by the inspections described above.  With regard 
          to the conditions relating to the pipes and garbage at the bottom 
          of the airshaft, the Commissioner's review of the complaint in this 
          proceeding reveals that the tenants never included these items.  
          Since the owner was not on notice of the existence of these 
          conditions, the tenants could not be granted a rent reduction.

               The order here under review was correctly issued and is 
          affirmed.  The Commissioner notes that the owner's rent restoration 
          application (Docket No. FJ4300055OR) has been granted by the 
          Administrator.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulations for New York City it is 













          CJ430019RT

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

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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