DOCKET NO.: DJ 530149 RO
                                 STATE OF NEW YORK 
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: DJ 530149 RO

               LASH KOCOVIC                       DISTRICT RENT ORDER 
                                                  DOCKET NO. DA 530031 B 


          On October 19, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on 
          October 5, 1989 by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York concerning housing accommodation known as 736 
          Riverside Drive, New York, NY various accommodations.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the administrative appeal.

          This proceeding was commenced on January 11, 1989 by the filing of 
          a complaint of decrease in building-wide services by various 
          tenants in the subject building.   The tenants complained that the 
          lobby, roof, incinerator areas and elevator mirror needed cleaning, 
          the roof doors were defective, the elevator stays, intercom and 
          entrance doors were broken and there was vermin infestation.

          In response, the owner asserted among other things, that the 
          building is cleaned on a daily basis, there is a mirror in the 
          elevator, and new entrance doors and a new intercom system have 
          been installed.

          On August 31, 1989 a physical inspection of the subject premises 
          was conducted which revealed that public areas including the roof 
          and incinerator rooms had dirty floors, the elevator mirror 
          was dirty, the roof doors did not close properly, the elevator 
          stays were not broken, the intercom was working properly, the 
          entrance door was working but a lock was not provided and there was 
          no evidence of vermin infestation.

          DOCKET NO.: DJ 530149 RO

          In the herein appealed order the Rent Administrator determined, 
          based on the physical inspection report, that the owner was not 
          maintaining services.  The Rent Administrator reduced the maximum 
          legal rent of the one rent controlled tenant by $6.00 per month 
          effective on the first rent payment date following the date of the 
          order and reduced the legal regulated rent of the nineteen rent 
          stabilized tenants involved in the proceeding effective February 1, 
          1989 to the level in effect prior to the last guideline increase 
          which commenced before February 1, 1989.

          In this petition the owner contends that the public areas are 
          cleaned daily, that the tenants continually throw refuse out in 
          these areas and that a new roof door has been installed.

          Various tenants submitted responses asserting, in substance, that 
          the owner was not maintaining services.

          The Commissioner is of the opinion that this petition should be 

          Section 9NYCRR 2205.1 of the Rent and Eviction Regulations requires 
          an owner to maintain services.  Sections 2202.16 of the Regulations 
          provides, in pertinent part, that if the owner fails to maintain 
          essential services, the Rent Administrator may order a decrease in 
          maximum rent in an amount which the Administrator, in his 
          discretion, may determine.

          Section 9NYCRR 2525.2 of the Rent Stabilization Code requires an 
          owner to maintain services, defined in Section 2520.6 to include 
          repairs and maintenance.  Section 2523.4 of the Code provides that 
          a tenant may apply to the Division for a reduction of rent and the 
          Division shall so reduce the rent based on a finding that the owner 
          has failed to maintain services.

          The evidence of record which includes the physical inspection 
          report, reveals that the owner was not maintaining services.  Based 
          thereon, the Rent Administrator properly ordered a rent reduction.  
          It is noted that the owner has submitted no evidence to support its 
          contention that the public areas are cleaned daily and that the 
          tenants throw refuse out in the public areas.

          This Order and Opinion is issued without prejudice to the owner's 
          right to file an application for a restoration of rent based on the 
          restoration of services, if the facts so warrant.

          DOCKET NO.: DJ 530149 RO

          THEREFORE, in accordance with the Rent and Eviction Regulations, 
          and the Rent Stabilization Law and Code, 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.


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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