STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                                    DOCKET NO.:
          Lincoln Apartments Realty Associates,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          On April 4, 1989, the above-named petitioner-owner filed a petition 
          for administrative review of an order issued on March 13, 1989, by 
          the Rent Administrator, concerning the housing accommodation known 
          as 140 West 69 Street, New York, New York, wherein the 
          Administrator determined that the owner had failed to maintain 
          required services and ordered a decrease in rent.

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

          This proceeding was commenced by the filing of a complaint of 
          decrease in services by the tenant of apartment G-2, a rent 
          stabilized apartment.  The owner was served with a copy of the 
          tenant's complaint and responded stating that measures either had 
          been or would be taken to correct the conditions complained of.  An 
          inspection conducted on September 22, 1988 by a Division staff 
          inspector prior to receipt of the owner's answer, confirmed some of 
          the complained of conditions.

          Another inspection conducted on December 6, 1988, after receipt of 
          the owner's response, indicated that one or more conditions had 
          been corrected but otherwise confirmed the remaining conditions 
          complained of.

          The Administrator's order issued on March 13, 1989 reduced the rent 
          for the complaining rent stabilized tenant and in addition reduced 


          the rent by $10 per month for an additional eight tenants who the 
          order identifies as rent controlled tenants.

          In the PAR, the owner claims that the complaint was filed by a 
          single tenant, that no other tenants joined in the complaint and 
          that the order should be revoked as to all but the complaining 
          tenant on this basis.  In the alternative the owner contends that 
          the order should be revoked as to the additional tenants because 
          the additional tenants, who reside on upper floors, are not 
          affected by the conditions complained of.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted.

          The evidence of record shows that the only signatory to the 
          complaint was that of the tenant of Apt. G-2, a rent stabilized 
          tenant.  The owner is correct in that the rent reduction should 
          have been limited to the rent stabilized tenant who signed the 
          complaint, and no others.  The rent controlled tenants were not 
          entitled to a rent reduction because no rent controlled tenant 
          signed the complaint.

          Rent arrears may be due the owner from various tenants as a result 
          of this order.  Any arrears shall be paid in equal monthly 
          installments at the monthly amount revoked herein until each 
          tenant's arrears are eliminated.

          THEREFORE, in accordance with the City Rent Law, the Rent and 
          Eviction Regulations, the Rent Stabilization Law and Code and the 
          Emergency Tenant Protection Act of 1974, it is

          ORDERED, that this petition be, and the same hereby is, granted, 
          and that the Rent Administrator's order be, and the same hereby is, 
          affirmed as to the rent stabilized tenant and revoked as to the 
          rent controlled tenants.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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