DJ 530114-RO, DL 530153-RO
                                  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
            APPEALS OF                                 DOCKET NOS.:   
                                                    DJ 530114-RO                
                INWOOD PLAZA ASSOCIATES,            DL 530153-RO
                                                    RENT ADMINISTRATOR'S      
                                                    DOCKET NOS.: 
                                    PETITIONER      CL 430119-B 
            ----------------------------------x     DC 530085-B


             ORDER AND OPINION GRANTING PETITIONS FOR ADMINISTRATIVE REVIEW
                 IN PART AND REMANDING PROCEEDINGS TO ADMINISTRATOR FOR
                                  FURTHER CONSIDERATION


            On December 15, 1989, the above-named petitioner-owner filed a  
            Petition for Administrative Review (PAR) against an order issued 
            on December 4, 1989, by the Rent Administrator at Gertz Plaza, 
            Jamaica, New York, concerning the housing accommodations known 
            as 31 and 41 Park Terrace West, New York, New York, wherein, the 
            Administrator determined the tenants' complaint of a reduction of 
            building-wide services.

            The Administrator's determination was based on the results of an 
            inspection conducted on October 27, 1989 by a member of the 
            Division's inspection staff.  The inspector reported that the 
            door locks for the adjoining front buildings at 221 and 229 
            Seaman Avenue were broken and defective, and that the locks were 
            missing from gated door entrances between 31 and 41 Park Terrace 
            West and on a 221 and 229 Seaman Avenue side entrance.  The in- 
            spector also reported that four (4) mailboxes at 31 Park Terrace 
            West had broken locks and that five (5) mailboxes at 41 Park 
            Terrace West had no locks.  

            The owner had previously commenced other PAR proceedings (DJ 
            530114-RO) on October 13, 1989 appealing an order under Docket 
            No. CL-430119-B determining a separate tenants' complaint of a 
            reduction of building-wide services concerning the housing 
            accommodations at 229 Seaman Avenue, New York, New York, noted 
            above.  Based on inspections conducted June 19, August 29, and 


            September 7, 1989, the Administrator reduced those tenants' 
            rents for an inoperative lower level intercom system and for 
            locking a middle level vestibule door in violation of the 













            DJ 530114-RO, DL 530153-RO

            Multiple Dwelling Law.

            The owner petitions the Commissioner to reverse the Administra- 
            tor's orders, arguing that it was unreasonable to grant rent 
            reductions in the face of the new gates, entrance doors and 
            intercom systems installations designed to increase the security 
            of the entire premises. 

            With regard to PAR Docket No. DL 530153-RO, the owner also con- 
            tends that mailboxes are repaired promptly upon request, and 
            that there had been no such requests, points out that the 
            defective mailboxes were not identified, and suggests that rent 
            reductions for unaffected tenants were improper.

            With regard to PAR Docket DJ 530114-RO the owner notes that some 
            of the tenants granted rent reductions (Apartments D-10, D-11 and 
            C-14) resided at 221 Seaman Avenue, and may not have been 
            affected by the conditions found at 229 Seaman Avenue.  The owner 
            also contends the new entrance doors, gates and intercom systems 
            are new and working properly.  

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

            After careful consideration the Commissioner is of the opinion 
            that the owner's petitions should be granted in part, as more 
            fully set forth below.

            The fact that new equipment was installed to insure additional 
            security did not absolve the owner from the responsibility to 
            maintain and repair broken or defective equipment. The owner's 
            assertion that all the equipment was in proper working order was 
            belied by the inspectors' reports.

            The Commissioner concurs with the owner that it was improper to 
            grant rent controlled tenants at 31 and 41 Park Terrace West, 
            rent reductions for broken or defective mailboxes without 
            establishing which tenants were affected.  Accordingly, this 
            matter should be remanded to the Administrator to ascertain the 
            affected parties.  If such facts cannot be established the rent 
            reduction for this condition may be revoked.  However, the owner 
            remains responsible to insure that the conditions are addressed 
            promptly.



            The Commissioner also finds that the locked vestibule door 
            condition found at 229 Seaman Avenue should be deleted as a basis 
            for rent reduction; the condition was not cited in the tenant's 
            complaint, alleging a lack of security.  The proceedings are also 
            remanded to ascertain if the tenants in Apartments D-10, D-11 and 






            C-14 at 221 Seaman Avenue were properly entitled to rent reduc- 
            tions, granted for conditions affecting services in the adjoining 
            building, i.e., defective intercoms.

            Rent reductions to rent stabilized tenants are not otherwise 
            affected, as sufficient grounds remain to warrant rent reductions 
            for those tenants.

            The collection of any arrears owed the owner by tenants as a 
            result of this order is stayed pending the issuance of new deter- 
            minations upon remand.


            THEREFORE, in accordance with the provisions of the Rent Stabili- 
            zation Law and Code, the City Rent Control Law and the Rent and 
            Eviction Regulations for New York City, it is

            ORDERED, that the owner's petitions be granted to the extent of 
            remanding the proceedings to the Administrator for further 
            consideration.  On remand the Administrator shall ascertain the 
            rent controlled tenants at 31 and 41 Park Terrace West, if any, 
            eligible for rent reductions due to defective mailboxes.  The 
            Administrator shall also ascertain whether rent reductions 
            granted to tenants at 221 Seaman Avenue, Apartments D-10, D-11 
            and C-14 for conditions noted at 229 Seaman Avenue were proper.  
            It is

            FURTHER ORDERED, that rent reductions under Docket No. 
            CL 430119-B granted to rent controlled tenants at 221 and 229 
            Seaman Avenue, if any, for locked vestibule door conditions, are 
            revoked, as provided above, and the order is modified to delete 
            reference to this item as a basis for the rent reduction for rent 
            stabilized tenants.


            ISSUED:



                          
JOSEPH A. D'AGOSTA
Acting Deputy Commissioner


                NEW YORK STATE DIVISION OF HOUSING AND COMMUNITY RENEWAL



            INTER-OFFICE CORRESPONDENCE


            TO       :District Rent Office/Processing Unit                   

            FROM        :Attorney J. Coletti      












S.C.O.R.E. Bureau - Administrative Review Unit

            DATE        :May 5, 1992

            RE.        :Administrative Appeal Docket Nos.: DJ 530114-RO; DL 530153-RO  
D.R.O. Docket Nos.: CL 430119-RS; DC 530085-B
Subject Premises:                                         


This proceeding was remanded:

            [ ]        1.Because District Office file was not received by us in 
time to decide the matter within statutory or court im- 
posed deadlines. The original order should be affirmed, 
revoked, modified or corrected after consideration of 
claims made and/or new evidence submitted or offered on 
appeal. (See the "D.R.O. Copy" of our final order and 
all attachments, that accompanies this memo.)


            [ ]          2.For a hearing to be held, by the Hearing Bureau.  Your 
file has been transferred to the Hearing Bureau and 
this memo and "D.R.O. Copy" of our order is sent to you 
for your information and records.


            [X]          3.For the reasons specified below:

a)Identify rent controlled tenants at 
31 Park Terrace West eligible for 
rent reductions due to defective 
mailboxes.

b)Ascertain whether tenants at 221 Seaman 
Avenue, Apts. D-10, D-11 & C-14 were 
eligible for rent reductions based on 
defective intercom at 229 Seaman Ave.
    

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