DC430078RO

                                  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.: DC430078RO
                                                  
          STANDARD PROPERTIES CORP.               RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CF420040OR
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On March 2, 1989 the above named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order of 
          the Rent Administrator issued December 12, 1988. The order 
          concerned various housing accommodations located at 127 Ludlow 
          Street, New York, N.Y.  The Administrator denied the owner's rent 
          restoration application.  

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

               The owner commenced this proceeding on July 27, 1988 by filing 
          a rent restoration application wherein it stated that it had 
          restored services for which a rent reduction order bearing Docket 
          No. BA430042B had been issued.  The Commissioner notes that the 
          rents had been ordered reduced based on findings of unclean public 
          areas and intercom bells not working.

               The tenants were served with copies of the application and 
          afforded an opportunity to respond. Various tenants filed responses 
          to the application and stated that the owner had not restored 
          services.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on November 7, 1988 and 
          revealed that the owner had not restored either service.  The 
          Administrator issued the order here under review on December 12, 
          1988 and denied the application based on the inspector's report.

               On appeal the owner states, in relevant part, that a posted 
          sign with information about the building superintendent has 
          repeatedly been torn down and that the tenants have the telephone 












          DC430078RO

          number of the part-time superintendent and can contact him to 
          correct the condition involving the public hallways.  The owner 
          further states that it made good faith efforts to repair the 
          intercom system and is awaiting the delivery of a new bell and 
          buzzer system.  The petition was served on the tenants.

               A tenant representative filed a response on June 7, 1989 and 
          stated, in sum, that the owner's allegations in the petition are 
          without merit and that the petition should be denied.  The owner 
          filed a reply on July 10, 1988 wherein it stated, in relevant part, 
          that the new intercom system had been installed. 
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner notes that the physical inspection of the 
          building carried out on November 7, 1988 was conducted by a DHCR 
          employee who is neither a party to this proceeding nor an 
          adversary.  The inspector's report is dispositive of the issue of 
          whether or not the owner has restored services. The owner has not 
          rebutted the Administrator's determination, based on the 
          inspection, that services were not restored.  The owner should 
          maintain the public areas in a clean condition without repeated 
          requests by the tenants.  Moreover, the owner concedes that an 
          operational intercom system with bells and buzzers was not 
          installed until after the order appealed herein was issued.  The 
          order hereunder review is affirmed.  The Commissioner notes that 
          the owner's reapplication for rent restoration (Docket No. 
          GD420073OR) is pending before the DHCR.

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

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

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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