DOCKET NO.: DF 430237 RO 
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               ADMINISTRATIVE APPEAL    
                                                  DOCKET NO. DF 430237 RO
               Jonis Realty Management,                        
                                                  DRO DOCKET NO. 
                                                  CH 430121 B

               On June 23, 1989, the above-named petitioner-owner filed an 
          Administrative Appeal against orders issued on May 23, 1989 by 
          the District Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          181 Waverly Place, New York, New York, various apartments.

               The issue herein is whether the District Rent Administrator 
          properly reduced the rent of various rent controlled tenants in 
          the subject building based upon a building-wide decrease in 

               The District Rent Administrator's orders, appealed herein, 
          reduced the rents of rent controlled apartments in the subject 
          building by $5.00 per month based upon inspections which showed 
          that the incinerator chute was sealed on all floors; that the 
          latter service was discontinued; and that the owner did not 
          provide enough garbage cans thus resulting in inadequate garbage 
               On appeal, the petitioner-owner asserts that the building's 
          garbage compactor is operational and that there has been no 
          reduction in garbage removal services; that the New York City 
          Sanitation Department picks up refuse three times a week and that 
          the compactor obviates any necessity for garbage cans.

               After careful consideration of the entire evidence of record 
          the Commissioner is of the opinion that the administrative appeal 
          should be denied.

               The tenant of apartment 1-C filed a Statement of Complaint 
          of Decrease in Building-wide Services, on August 22, 1988, 
          alleging that the owner installed a garbage compactor in 1978, 
          but that shortly thereafter, the compactor broke down and that 
          the compactor operation had permanently ceased.

          DOCKET NO.: DF 430237 RO 

               On November 9, 1988, the owner responded alleging that 
          garbage is removed by compactor only and that there is no basis 
          for the tenants' complaint.

               The major issue presented is whether the tenants are being 
          provided with garbage removal services.

               It is conceded by the parties that a compactor was installed 
          but they disagree as to whether the compactor is operational.

               On March 31, 1989 and April 28, 1989 inspections were 
          conducted of the subject premises.  Both inspection reports 
          confirmed that the incinerator chute was sealed on all floors; 
          that incinerator services have been discontinued; that there were 
          no garbage cans provided for the tenants; that garbage was 
          accumulated in front of the building; that the compactor is 
          sealed on all floors and that compactor services have been 

               Section 2202.16 of the Rent and Eviction Regulations 
          provides, in pertinent part, that the Administrator may order a 
          decrease of the maximum rent otherwise allowable, where there has 
          been a decrease in the dwelling space, essential services, 
          furniture, furnishings or equipment.

               The owner had seven months from the date of service of the 
          tenants' complaint until the issuance of the Administrator's 
          order to investigate the tenants' complaint and to make the 
          necessary repairs, but failed to do so.

               The Commissioner finds that the Administrator properly based 
          his determination on the entire record including the 
          results of the on-site physical inspections conducted on March
          31, 1989 and April 28, 1989; and that pursuant to Section 
          2202.16(a) of the Rent and Eviction Regulations the Administrator 
          acted properly in reducing the rent upon determining that the 
          owner had failed to maintain services.

               Accordingly, the Commissioner finds that the District Rent 
          Administrator properly determined that the owner had failed to 
          maintain services based on the evidence of record, including the 
          results of two physical inspections of the subject premises, and 
          correctly reduced the rent of the rent controlled accommodations 
          in the subject building.

               This Order and Opinion is issued without prejudice to the 
          owner's right to file the appropriate application with the 
          Division for a restoration of rents based upon a restoration of 
          services, if the facts so warrant.

          DOCKET NO.: DF 430237 RO 

               THEREFORE, in accordance with the Rent and Eviction 
          Regulations, it is

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


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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