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

          APPEAL OF                             DOCKET NO.: DA230035RO                                                                  
                                                RENT ADMINISTRATOR'S
                   EYAL AMRANI/ORNA COMPANY     DOCKET NO.: BK230066B

               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as various apartments at 363 Ocean Parkway, 
          Brooklyn, N.Y.

               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 petition.

               This proceeding was commenced when twenty tenants joined in 
          the filing of a complaint asserting that the owner had failed to 
          maintain certain services in the subject apartment.

               In an answer, the owner denied the allegations set forth in 
          the complaint or otherwise asserted that all required repairs had 
          been or will be completed.

               Thereafter an inspection of the subject building was conducted 
          by a D.H.C.R inspector who confirmed the existence of various 
          defective conditions. 

               The Rent Administrator directed restoration of these services 
          and further ordered a reduction of the stabilized and controlled 

               In its petition for administrative review, the owner states, 
          in substance, that the conditions reported are temporarily due to 
          a replacement of the superintendent.  

               The DHCR served a copy of the petition on the tenant on 
          February 28, 1989.


               Several tenants interposed answers to the owner's petition, 
          stating, in substance, that the conditions cited in the 
          Administrator's order are still defective.

               After careful consideration, the Commissioner is of the 
          opinion that the petition should be denied.

               Pursuant to Section 2202.16 of the Rent and Eviction 
          Regulations for New York City, the Administrator may order a 
          decrease in the maximum rent based on a finding that there has been 
          a decrease in the dwelling space, essential services, furniture, 
          furnishings or equipment required to be provided.

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 
          DHCR is required to order the rent reduction, upon application by 
          the tenant, where it is found that the owner has failed to maintain 
          required services.  

               The owner's petition does not establish any basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner was not maintaining required and essential services 
          based on a physical inspection confirming the existence of 
          defective conditions in the subject building for which a rent 
          reduction is warranted.

               The owner may file a rent restoration application if the facts 
          so warrant.

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

               THEREFORE, in accordance with the Rent and Eviction Regulation 
          of New York City, Rent Stabilization Law and Code and the Emergency 
          Tenant Protection Act of 1974, it is,

               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.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        

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