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

          APPEAL OF                                  DOCKET NO.: CK410020RO
                45 WADSWORTH TERRACE 
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BL410087B


          On November 4, 1988, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on September 
          30, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 45 Wadsworth Terrace, Apt.#4C, New York, New 
          York, wherein the Administrator determined that certain required 
          services were not being provided or maintained, directed 
          restoration of such services, and ordered a rent reduction.

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

          The record reveals that one tenant filed a complaint on December 
          30, 1987 alleging a decrease in various building-wide services 
          including the removal of bannisters, inoperative door bell, dirty 
          courtyard and infestation vermin and rodents, removal of window 
          guards from public hallways on the second through sixth floors, 
          inadequate lighting at front entrance, defective fire exit door, 
          accumulation of garbage in incinerator rooms, and sinking floor in 
          the lobby.

          In answer to the complaint, the owner asserted that all the 
          bannisters are in place, the door bells were not disconnected, the 
          courtyards are clean, window guards are in place where required, 
          lighting in the front entrance is not disconnected, the fire exit 
          door is not permitted to cannot be locked and does not have broken 
          glass, the incinerator rooms are not properly maintained, and the 
          floor in the lobby is not sinking.

          A physical inspection on March  14, 1988 revealed an accumulation 


          of debris in the courtyard, missing window guards on the sixth 
          floor, two light fixtures at the front entrance door that go on in 
          the evening, fire exit door not defective, garbage accumulation in 
          the incinerator rooms, and the lobby floor had a slight slant.

          A second inspection on April 29, 1988 revealed no evidence of 
          missing bannisters, but the door bell for apt. 4C was inoperative.

          A third inspection on July 15, 1988 revealed no evidence of garbage 
          accumulation or infestation of vermin or rodents, one missing 
          window guard on the first floor, lobby light fixture was missing 
          cover for ballast and wires, fire door was in good condition, 
          garbage accumulation in the incinerator rooms, and a slight slant 
          in the lobby floor.

          The Rent Administrator issued rent reduction orders for the one 
          rent stabilized tenant who filed the complaint and for all rent 
          controlled tenants in the building for the missing window guard on 
          the first floor, the missing cover on the lobby light fixture, the 
          garbage accumulation is the incinerator rooms and the slanted lobby 

          In the petition for administrative review, the owner asserts that 
          the rent controlled tenants were not parties to the proceeding, the 
          tenant did not complain about missing window guards on the first 
          floor or a missing light cover fixture, and the incinerator rooms 
          are cleaned on a daily basis and any garbage accumulation is 

          The petition was served on the tenant on December 6, 1988.

          The tenant responded that the petition should be denied because 
          there are still violations outstanding.

          After careful consideration of the evidence of record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part.

          The failure to any rent controlled tenant to join in the complaint 
          warrants revocation of the rent reduction for rent controlled 
          tenants.  In the absence of even one rent controlled tenant as a 
          signatory of the complaint, the owner was not on notice that the 
          jurisdiction of the Rent Control Law was being invoked and that a 
          rent reduction for all rent controlled tenants in the building was 
          possible.  This constitutes a denial of due process warranting 
          revocation of the rent controlled rent reduction.  Accordingly, the 
          rent reduction for rent controlled tenants is revoked.

          A review of the complaint also supports the owner's assertion that 


          the tenant did not complain about the absence of window guards on 
          the first floor or a missing cover for the lobby light fixture and 
          these items must be deleted from the order.

          However, the record including the physical inspections, adequately 
          supports the Administrator's determination that the owner failed to 
          correct the conditions of the garbage accumulation in the incine- 
          rator rooms and the slanted lobby floor and for these items a rent 
          reduction pursuant to Section 2523.4 of the Rent Stabilization Code 
          is warranted for the complaining tenant.

          The Division's record indicate that the owner's rent restoration 
          application was granted on April 3, 1991 (EK510074OR).

          The automatic stay of the retroactive rent abatements that resulted 
          by the filing of this petition is vacated upon the issuance of this 
          order and opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          the Emergency Tenant Protection Act of 1974, and the Rent Control 
          Law and Regulations, it is

          ORDERED, this petition be and the same hereby is granted in part 
          and 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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