DE 530027-RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433


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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  DE 530027-RO
                                                  RENT      ADMINISTRATOR'S
             610 W. 178 STREET REALTY CO.,     DOCKET NO.: 
                                                  CH 530036-B
                                                  PREMISES: 
                                                  610 West 178th Street
                                   PETITIONER     New York, New York         
          ----------------------------------x 
                          
                                                            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          The above-named owner filed a timely petition for  administrative
          review of a Re t  Administrator's  order  concerning  the  above-
          referenced premises wherein the rents of  the  regulated  tenants
          were reduced due to a diminution of services.

          The tenants filed an application for rent reductions based on the 
          owner's alleged failure to maintain services in the building.

          The owner was served with a copy of  the  tenants'  complaint  on
          September 8, 1988, and interposed an answer thereto alleging that 
          the conditions had been corrected.

          On January 26, 1989, a physical inspection of t e  subject  prem-
          ises was carried out by the Division  of  Housing  and  Community
          Renewal (DHCR).  The inspector noted in his report  that  certain
          complained of conditions were as alleged by the tenants.

          On April 7, 1989, the Rent Administrator issued  the  order  here
          under review, finding that a diminution of services had  occurred
          and reducing the tenants' rents to the levels in effect prior  to
          the last rent guideline  increases  which  commenced  before  the
          effective date of  the  rent  reductions.   The  rent  controlled
          tenants monthly rentals were reduced by $12.50.





          In the petition the owner requests reversal of the Re t  Adminis-
          trator's order and alleges that the cited conditions  either  did
          not exist or had been corrected.  It  further  alleges  that  the
          lack of a master mailbox keys was the fault of the  post  office.


          The tenants interposed an answer thereto wherein they alleged  in
          substance that none of the cited conditions were corrected  prior






          DE 530027-RO
          to the issuance of the order under review.

          The Commissioner has carefully considered  that  portion  of  the
          record relevant to the issues raised by the petition  and  is  of
          the opinion that this petition should be denied.

          Section 2523.4(a) of the Rent Stabilization Code provides:

                   "A tenant may apply to the DHCR for a reduc-
                    tion of the legal regulated rent to  the  level
                    in effect prior to the most recent guidelines
                    adjustment, and the DHCR shall  so  reduce  the
                    rent for the  period  for  which  it  is  found
                    that t e  owner  has  failed  to  maintain  re-
                    quired services."

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the administrator properly based  his
          determination on the entire record; including the results of  the
          on-site physical inspection conducted on  January  26,  1989  and
          that pursuant to Section 2523.4(a) of the Code, the administrator 
          was mandated to reduce the rent upon determining that  the  owner
          had failed to maintain services.

          Section 2202.16 of the Rent  and  Eviction  Regulations  provides
          that if the owner fails to maintain services, t e  Rent  Adminis-
          trator may order a decrease in the  maximum  rent  in  an  amount
          which the Rent Administrator, in his discretion, may determine.

          The record in the instant case  reveals  that  the  tenants  com-
          plained about certain conditions at the premises and  a  physical
          inspection of the premises confirmed that these conditions indeed 
          existed.

          The Commissioner notes that while the owner questions  the  find-
          ings of fact the record clearly reflects those findings by virtue 
          of DHCR inspection which occurred on January 26, 1989.




          Moreover, the owner had seven months from the date of service  of
          the tenant's complaint until the issuance of the  administrator's
          order to investigate the tenant's  complaints  and  to  make  the
          necessary repairs, but failed to do so.

          Accordingly, the Commissioner finds that the  Rent  Administrator
          properly determined that the owner had not  corrected  conditions
          and for this reason rent reductions are warranted.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon the restoration of services.


          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, and the Rent and Eviction Regulations for New York City, 






          DE 530027-RO
          it is,

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and the Rent Administrator's order be, and the  same  hereby  is,
          affirmed.


          ISSUED:


                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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