Docket Number: DC-130184-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO. DC 130184-RO
             94-06 34TH ROAD ASSOC.,           DRO DOCKET  NO.  CD  130008-B
                              PETITIONER    : 

        On March 9, 1989, the above-named petitioner-owner filed a  Petition
        for Administrative Review (PAR) against an order issued on  February
        6, 1989, by the Rent Administrator at Gertz Plaza, Jamaica, New York 
        concerning the housing accommodations  known  as  94-06  34th  Road,
        Jackson Heights, New York, wherein the  Rent  Administrator  reduced
        the tenant's rent on a  finding  of  a  building-wide  reduction  of

        The issue  in  these  proceedings  is  whether  the  Administrator's
        determination was correct.

        The applicable law is Section 2523.4 of the Rent Stabilization  Code
        and Section 2202.16 of the Rent & Eviction Regulations.

        The tenants commenced these proceedings on April 14, 1988 by  filing
        a joint complaint  alleging  a  decrease  in  various  building-wide
        services.  Specifically the tenants alleged that  the  bell/intercom
        system was defective; that the front  door  lock  was  broken;  that
        smoke was  seeping  from  the  incinerator  into  the  hallways  and
        apartments; that hallway floors, stairs and incinerator  rooms  were
        dirty; and that incinerator rooms were infested with vermin.

        On May 27, 1988, the  responded  that  a  full  time  superintendent
        regularly cleaned public areas, but that  some  tenants  refused  to
        properly dispose of garbage, that a new intercom and bell/buzzer was 
        in the process of being  installed,  that  the  elevators  had  been
        repaired, and that elevator and incinerator problems  were  promptly
        addressed by the owner's independent contractors.

        An inspection  conducted  on  November  10,  1988  by  a  member  of
        Division's  inspection  staff  confirmed  that  the   intercom   and
        bell/buzzer systems were inoperative, and that the incinerator room, 
        elevators and public areas were  dirty.   The  inspector  found  the
        front door locked and the elevator to be operating properly.

        On February 6, 1989, the Administrator issued orders,  reducing  the
        rent stabilization tenants rents  by  the  percentage  of  the  most
        recent guideline adjustment for each tenants' base which commenced 
        before the effective date of the rent reduction, June 1, 1988.   The
        rents for rent controlled tenants were reduced by $7.00  per  month,
        effective on the first rent payment day following the issue date  of
        the order,  for  the  defective  intercom  and  bell/buzzer  systems

          Docket Number: DC-130184-RO
        ($4.00), and for dirty public areas ($3.00).

        In the petition the owner reiterates  that  new  intercom  and  bell
        buzzer systems were installed and that public areas were cleaned and 
        mopped daily.

        Several tenants responded that in  substance,  that  the  conditions
        found had not been addressed, and that services found to be adequate 
        at the time of inspection  were,  in  fact,  not  adequate  or  that
        service  reductions  had  reoccurred.   Some  tenants  also  alleged
        diminutions of various individual apartment services.

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

        The Commissioner notes that the inspectors' observations established 
        that certain conditions continued to exist seven  (7)  months  after
        the tenants initiated their complaints.  Although  the  owner  avers
        that new intercom and bell/buzzer systems were installed, they  were
        not  operating  properly  at  the  time  of   inspection.    Despite
        statements that areas were cleaned regularly, the public areas  were
        found to be dirty at the  time  of  inspection.   Consequently,  the
        owner  remained  responsible  for  providing   janitorial   services
        adequate to remedy the conditions found.

        Concerning the tenants statement that certain services found  to  be
        adequate were, in fact, not being provided, the  Commissioner  notes
        that an answer to the owner's petition is not the proper vehicle  to
        object to the Administrator's  findings  below.   Having  failed  to
        file proper administrative appeals in a timely manner,  the  tenants
        may not protest the Administrator's findings herein.

        Similarly, the tenants answers herein are not the proper vehicle  to
        commence proceedings  pertaining  to  individual  apartment  service

        This order is issued without prejudice to  the  tenants'  rights  to
        apply in the prescribed  manner  for  rent  reductions  for  current
        service reduction.

        THEREFORE, in accordance with the provisions of the Rent &  Eviction
        Regulations, the Rent Stabilization Law and Code, Chapter 403 of the 
        Laws of 1984, and Chapter 102 of the Laws of 1984, it is

        ORDERED, that the owner's  petition  be  and  the  same  hereby  is,
        denied, and the Administrator's be, and the same hereby is affirmed, 
        as provided above.

                                        ELLIOT SANDER
                                        Deputy Commissioner 

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