DB 110239-RO,  DF 110343-RO
           

                                  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
          APPEALS OF                              DOCKET NOS.:   
                                                  DB 110239-RO                
                                                  DF 110343-RO
                 KINGSWOOD MANAGEMENT             RENT ADMINISTRATOR'S
                 KUCKER    KRAUS    &    BRUH,                 DOCKET     NOS.:
                                                  ZCD 110009-B
                                  PETITIONERS     ZCK 130022-B
          ----------------------------------x


                   ORDER AND OPINION DENYING ADMINISTRATIVE APPEAL         
          UNDER DOCKET NO. DB 110239-RO AND AFFIRMING ADMINISTRATOR'S ORDER
                UNDER DOCKET NO. ZCD 110009-B; GRANTING APPEAL UNDER
                  DOCKET NO. DF 110343-RO AND REVOKING ORDER UNDER
                               DOCKET NO. ZCK 130022-B


          The  above-named  petitioner-owner  timely  filed  Administrative
          Appeals against orders issued on February 2,  1989  and  May  22,
          1989, by the District Rent Administrator (Gertz  Plaza,  Jamaica,
          New York) concerning the housing accommodations known  as  144-21
          79th Avenue, Queens, New York, various  apartments,  wherein  the
          Administrator granted rent reductions for t e  stabilized  apart-
          ments in the subject premises based on  the  owner's  failure  to
          maintain services.

          The tenant of Apartment 3-E commenced  the  proceeding  below  by
          filing with the Administrator a complaint of  reduction  in  ser-
          vices in April of 1988, stating that the playground area and  the
          water fountains at the premises needed repairs.  In  response  to
          the complaint, the owner filed an answer stating,  in  substance,
          that the playground was not part of base date service.

          The District Rent  Administrator's  order  under  Docket  No  ZCD
          110009-B, appealed herein, granted the tenant's  application  and
          reduced the stabilized rent.



          This order was based upon a physical inspection conducted by this 
          Division on January 11, 1989.

          The Commissioner notes that a separate Docket No. (ZCK  130022-B)
          was inadvertently assigned to the tenant's complaint and a second 
          rent reduction order was issued under that Docket.   The  owner's
          Administrative Appeals against both dockets are  consolidated  in
          this proceeding for a uniform determination herein.








          DB 110239-RO,  DF 110343-RO
          On appeal, the petitioner-owner contends, in substance, that 
          (A)  in its answer in the proceeding below, the  owner  expressly
          denied that the services alleged by the  tenant  were  base  date
          services;  (B)  the tenant submitted no evidence  supporting  his
          allegation that the playground swings and seesaw  and  the  water
          fountain were base date services;  (C)  the  petitioner  managing
          agent of the rent regulated apartments has no legal authority  to
          force the Co-operative Board at the subject premises  to  replace
          the swings and seesaw or restore the water  fountain;   (D)   the
          petitioner cannot be penalized for not maintaining services which 
          are solely under the control of the Co-operative Board;  (E)  the 
          inspection was done without affording the owner either notice  of
          the inspection or an opportunity to make the required repairs  or
          reply to the inspection report;  (F)  the Division of Housing and 
          Community Renewal (DHCR) was in other  proceedings  notified  the
          owners of the inspector's findings  and  afforded  the  owner  an
          opportunity to make any required repairs; and  (G)   a  duplicate
          complaint was filed by the tenant under Docket No. CK 13022-B.

          In response to the owner's appeal, the tenant  of  Apartment  3-E
          stated, in substance, that:

               1.   He was living at the premises since 1966 and  since
                    that time the tenants had  functioning  playgrounds
                    kept in good repair;

               2.   The majority of the Co-op Board  is  controlled  by
                    the owner;

               3.   The DHCR does  not  notify  parties  prior  to  the
                    initial building-wide inspection; and

               4.   The owner has an opportuni y  to  correct  any  de-
                    fects  after  receiving  notice  of  the   tenant's
                    complaint and prior to the physical inspection.





          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          under Docket No. DB 110239-RO should be denied,  and  the  appeal
          under Docket No. DF 110343-RO should be granted.

          Concerning the petitioner's contentions with respect to  required
          services and legal authority to restore services, the records  of
          this Division disclose that in November of 1989, the petitioner 
          herein filed a Rent Restoration Application in  which  it  certi-
          fied that the playground areas and the  water  fountain  services
          were restored and that the owner will continue  to  maintain  all
          services.  This  application  was  granted  on  August  23,  1990
          (Docket No. ZEA 110066-OR).  Thus, the  petitioner  has  acknowl-
          edged that the services herein  are  required  and  that  it  has
          authority to restore them.

          Furthermore, in processing the tenant's complaint,  the  Adminis-
          trator followed the practice of this Division as it  pertains  to







          DB 110239-RO,  DF 110343-RO
          complaints of decrease in services.  The owner was served with  a
          copy of the tenant's complaint, was afforded  an  opportunity  to
          file an answer, and had approximately nine  months  in  which  to
          make any necessary repairs prior to the physical inspection.

          On the basis of the entire evidence of record, it is  found  that
          the Administrator's order  under  Docket  No.  ZCD  110009-B  was
          correct and should be affirmed.  The order under Docket No. ZCK
          130022-B is hereby revoked.


          THEREFORE, in accordance with the applicable  provisions  of  the
          Rent Stabilization Code and Operational Bulletin 84-1, it is

          ORDERED, that the  administrative  appeal  under  Docket  No.  DB
          110239-RO be, and the same hereby i ,  denied;  that  the  admin-
          istrative appeal under Docket No. DF 110343-RO be, and  the  same
          hereby is, granted; that the Administrator's order  under  Docket
          No. ZCK 130022-B be, and the same hereby is, revoked.


          ISSUED:


                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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