DF230120RO
                                  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
          APPEAL OF                               DOCKET NO.: DF230120RO
                                                  
          LEON GOLDSTEIN                                                     
          D/B/A/ SLOPE REALTY                                                  
                                                  ADMINISTRATOR'S DOCKET    
                                                  NO.: CI230025B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                  IN PART AND MODIFYING RENT ADMINISTRATOR'S ORDER

               On June 1, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 5, 1989. The order concerned various 
          housing accommodations located at 177 16th Street, Brooklyn, N.Y.  
          The Administrator ordered a rent reduction for failure to maintain 
          required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               This proceeding was commenced on September 27, 1988 when the 
          tenants of one of the apartments in the subject building filed a 
          Statement of Complaint of Decrease in Building-Wide Services 
          wherein the following services deficiencies were alleged:

                    1.   Building security nonexistent.  Front door always 
                         open,

                    2.   Dirty public hallways,

                    3.   Vagrant allowed to sleep on public stairway,

                    4.   Faulty wiring throughout building,

                    5.   Owner failed to provide tenants with registration 
                         forms.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on November 
          14, 1988 and stated that a new lock and buzzer release was 












          DF230120RO

          installed on the front door, that the hallways are cleaned on a 
          regular basis, that the new lock and buzzer system will alleviate 
          the problem of unauthorized entrance to the building, that the 
          electrical wiring was functioning properly, that the alleged 
          failure to provide the tenants with apartment registration forms 
          should not be adjudicated in a building-wide services complaint and 
          that the tenants never notified the owner of these complaints.
           
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on March 3, 1989 and 
          revealed that the public area stairways between the top landing and 
          the roof are filthy and contain an accumulation of garbage.  The 
          inspector also reported that the front entrance door and vestibule 
          door locks were functioning and secure and that there was no 
          evidence of faulty or exposed electrical wiring.

               The Administrator issued the order here under review on May 5, 
          1989 and ordered a rent reduction of $6.00 per month for rent 
          controlled tenants.  A rent reduction of an amount equal to the 
          most recent guideline adjustment was ordered for rent stabilized 
          tenants. 

               On appeal the owner states that the Administrator granted a 
          rent reduction to tenants who never joined in the filing of the 
          complaint.  The petition was served on the owner on September 15, 
          1989.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and the Administrator's order should be affirmed as 
          modified.

               The owner is correct in stating that the Administrator erred 
          in ordering rent reductions for the rent controlled tenants of 
          Apartments 1 and 9.  It is apparent from the complaint that only 
          the tenants of Apartment 20 signed the complaint herein.  
          Therefore, these tenants are the only ones entitled to the rent 
          reduction ordered by the Administrator.  Section 2202.16 of the 
          Rent and Eviction Regulations authorizes a rent reduction for all 
          rent controlled tenants in a building based on a finding of failure 
          to maintain an essential service, regardless of whether the tenants 
          joined in a complaint requesting a rent reduction.  However, in the 
          absence of even one rent controlled tenant joining in the 
          proceeding, the owner was not on notice that the provisions of the 
          Rent Control Law were being invoked. To reduce the rents of rent 
          controlled tenants in this case is a denial of the owner's due 
          process rights.  The Commissioner revokes the order here under 
          review to the extent that said order granted a $6.00 per month rent 
          reduction to the tenants of Apartments 1 and 9.  The order is 
          affirmed with regard to the rent stabilized tenants who reside in 
          Apartment 20.







          DF230120RO

               If the current owner has complied with the Administrator's 
          order by reducing the tenants' rents and the tenants owe arrears by 
          reason of the Commissioner's determination herein, the tenants may 
          pay off any arrears in installments of $6.00 per month until all 
          arrears are paid.  Should the tenants vacate the apartment or have 
          already vacated, any arrears are due and payable immediately.

               The owner may file for rent restoration when services have 
          been restored.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulation it is 

               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and that the Rent Administrator's order be, and 
          the same hereby is, affirmed as modified herein.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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