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.:DH430139RO     
                                                        
          El Kam Realty Co.                        RENT ADMINISTRATOR'S
          c/o Jacobs and Zins,                     DOCKET NO.:CK430036B      
                                                       
                                                   SUBJECT PREMISES:
                                                      34O East 66th Street
                                                      various apts.         
                                                      New York, NY    
                                PETITIONER     
          -----------------------------------X                           

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on July 12, 1989 concerning the housing 
            accommodations relating to the above-described docket number.  

            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.

            Various tenants commenced this proceeding on November 3, 1988 by 
            filing a complaint asserting that the owner had failed to maintain 
            certain services in the subject building.

            On December 1, 1988, DHCR mailed a copy of the complaint to the 
            owner.

            Thereafter, a physical inspection of the subject building was 
            conducted on April 27, 1989 by a DHCR staff member who confirmed the 
            existence of the following defective conditions:

                 1) The windows in the hallways are defective (cracked glass and  
                    broken handles). 
                 2) Seven mailboxes are unlocked.
                 3) The names are missing from the bell/buzzer panel.

            By an order dated July 12, 1989, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that the 
            conditions are de minimis, not warranting a rent reduction.

            In answer, various tenants decried the continued existence of 
            defective conditions.

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

            DH430139RO







            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            authorized to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain required 
            services. Pursuant to Section 2202.16 of the Rent and Eviction 
            Regulations, the Administrator may impose a rent reduction when 
            there has been a reduction in services.

            The owner's petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the April 27, 1989 
            inspection which confirmed that the windows in the hallways are 
            defective (cracked glass and broken handles); seven mailboxes are 
            unlocked; and the names are missing from the bell/buzzer panel.
            The Commissioner finds these conditions not de minimis but serious 
            defects warranting a rent reduction.

            The owner's rent restoration application (HH430021OR) was granted on 
            June 14, 1994.

            THEREFORE, in accordance with the Rent Stabilization Law and Code, 
            Rent and Eviction Regulations and Operational Bulletin 84-1, it is

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



            ISSUED:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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