DB410246RT

                                             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

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          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: DB410246RT

                  SUE HARRISON                  RENT ADMINISTRATOR'S
                                                DOCKET NO.: BJ410105B        
                                                      
                                 PETITIONER  
          ----------------------------------x                      
                                                                  
            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW, 
             AND AMENDING RENT ADMINISTRATOR'S ORDER                    

               The above-named tenant filed a timely petition for 
          administrative review of an order issued on February 3, 1989 
          concerning the housing accommodation known as 202 West 84th Street, 
          New York, New York, Apartments 1RE, wherein the Administrator 
          determined the tenants' joint complaint of a reduction of services 
          building-wide.  The tenant's petition was served on the owner.

               Based on the results of an inspection of the subject premises 
          conducted by a DHCR inspector who confirmed the existence of 
          various defective conditions, the Rent Administrator determined 
          that there had been a reduction of services, directed that the 
          services be restored, and ordered a reduction of each tenants' 
          legal regulated rent by the percentage of the most recent 
          guidelines adjustments for the tenants' lease which commenced 
          before the effective date of the rent reduction, January 1, 1988.

               In this petition for administrative review, the tenant asserts 
          that she is a rent controlled tenant and requests that the order be 
          amended to reflect specific dollar amounts for each of the 
          conditions found, in accordance with the Rent and Eviction 
          Regulations.  In fact, an examination of DHCR records confirms that 
          the petitioner is rent stabilized tenant of the subject apartment, 
          (1RE), as well as a rent controlled tenant of Apartment 1R, 
          presumably an adjoining apartment.  

               The Administrator was correct insofar as the order granted the 
          tenant a rent stabilization rent reduction for Apartment 1RE.  The 
          Commissioner is of the further opinion that the tenant was also 
          entitled to rent control rent reductions as the tenant of Apartment 
          1R.  Rent controlled tenants benefit from a rent reduction based on 
          a decreased in building-wide services, even if the tenant had not 
          signed complaint, if at the least one rent controlled tenant signed 
          the complaint.  Accordingly, the Administrator's order should 












          DB410246RT

          reflect additional rent reductions for the tenant for Apartment 1R, 
          of $32.00 for month effective March 1, 1989, the first rent payment 
          day following the issue date of the Administrators order as 
          follows:

               1) There are broken cracks in the public area floor    $  5.00
                  landing throughout subject premises.

               2) There is garbage accumulation in the basement of       5.00
                  subject premises.

               3) There is loose wiring in the basement.                 2.00

               4) There is inadequate janitorial services                5.00
                  through-out the public premises.

               5) There are cracked front, entrance, and basement        5.00
                  steps in subject premises.

               6) The basement concrete floor is broken and cracked.     5.00

               7) The front entrance door buzzer is inoperative.         5.00

               8) A new identification sign shall be posted and              
                  maintained within five days following a change of
                  janitor with name, address, apartment and telephone    ----
                  number, in accordance with the Housing and Maintenance
                  Code.                                                 =====

                                                              TOTAL:   $32.00

               If excess rent was paid by the tenant, said excess shall be 
          credited to the tenant in full, commencing with the rent payment 
          date immediately following the issuance of this order.

              THEREFORE, in accordance with the 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, 
          granted, in part, to the extent that the Administrator's order be, 
          and the same hereby is, amended to provide the tenant additional 
          rent reductions as the rent controlled tenant of Apartment 1R.  The 
          rent stabilization rent reduction granted the tenant for Apartment 
          1RE is, affirmed.

          ISSUED:                              
                                                  ___________________       
                                                  Joseph A. D'Agosta
                                                  Deputy Commissioner
    

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