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

          APPEAL OF                                    DOCKET NO.: DF630064RO

                    Salmerg Realty Inc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CI630057B


          The above-named owner filed a timely petition for administrative 
          review of an order issued on May 4, 1989 concerning the housing 
          accommodations known as 2604 University Avenue, Bronx, New York, 
          wherein the Rent Administrator determined the tenant's complaint of 
          decreased building-wide services.

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

          An individual tenant commenced this proceeding by filing a 
          complaint asserting that the owner had failed to maintain services 
          in the subject building, in that the inside door from the street 
          had a broken lock, and that the glass on the outside door was 

          Thereafter, the DHCR conducted an inspection of the subject 
          building.  The DHCR inspector reported that the building entrance 
          door lock was defective, and that the door glass was cracked in 
          various places.

          The Rent Administrator directed restoration of these services and 
          further, ordered a rent reduction for the rent controlled tenant 
          that signed the complaint and for other rent controlled tenants.

          In its petition for administrative review, the owner states, in 
          substance, that the owner should not be penalized for defects 


          caused repeatedly as a result of vandalism, but which the owner 
          repairs promptly.

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

          The Rent Administrator, pursuant to Section 2202.16 of the Rent and 
          Eviction Regulations, may grant a rent reduction where it is found 
          that the owner has failed to maintain essential services, which 
          include but are not limited to, repairs, decorating and 
          maintenance.  Based on the signed complaint of at least one rent 
          controlled tenant, all other rent controlled tenants may be 
          eligible for a rent reduction.  The owner's petition does not 
          establish any basis for modifying or revoking the Rent 
          Administrator's order which determined that the owner was not 
          maintaining essential services based on a physical inspection 
          confirming the existence of defective conditions in the subject 
          building for which a rent reduction is warranted.

          The owner's claim that vandalism caused the defects on equipment 
          previously repaired ignores that the owner has an obligation to 
          make repairs promptly, and neither excuses nor exculpates the owner 
          for failing to correct defects if they recur.

          The rent will be restored only when an owner's application to 
          restore rent is filed and granted.  The owner is advised to file 
          such an application if the facts so warrant.

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          the City of New York, it is

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


                                             LULA M. ANDERSON
                                             Deputy Commissioner  

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