DK130277RO; DK130377RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEALS OF                                   DOCKET NOS.:
                    Northern Star Realty,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NOS.:


          The above-named owner filed timely petitions for administrative 
          review of orders issued on October 2 and 21, 1989 concerning the 
          housing accommodations known as 147-25 Northern Boulevard, Queens, 
          New York, wherein the Rent Administrator determined the tenants' 
          complaints of decreased services.  The matters have been 
          consolidated for disposition as they involve related, and in some 
          instances duplicative, matters of law and fact.

          The tenants commenced these proceedings by filing separate 
          complaints asserting that the owner had failed to maintain certain 
          services in the subject building.

          In answers, the owner denied the allegations set forth in the 
          complaints or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter, the DHCR conducted inspections of the subject premises.  
          In both of the proceedings the DHCR inspector confirmed the 
          tenants' complaints of an inoperative elevator, broken and cracked 
          courtyard cement and dirty public areas.  In addition, in the 
          proceedings per Docket No. CL130042B the inspector confirmed the 
          tenants' complaints of public areas in need of painting, roach and 
          rodent infestation, inadequate hot water, missing tiles in the 
          public areas and a broken entrance door lock.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.    
          In its petitions for administrative review, the owner, in 
          substance, reiterates that services are adequate, and states that 

          DK130277RO; DK130377RO

          broken elevator equipment is repaired promptly in a workmanlike 
          manner by the owner's elevator maintenance contractor.  The owner 
          contends that the janitorial services provided are adequate but 
          that the tenants fail to cooperate with the owner's efforts to 
          maintain the public areas clean, and that, in fact, some of the 
          conditions reported were due to acts of vandalism by a few tenants.  
          The owner also contends that the building's boiler equipment 
          provides adequate hot water and that roof repairs are done promptly 
          by the owner's workers.  The owner also requests that the owner not 
          be blamed for the courtyard pavement defects that have existed for 
          many years, and asserts that the conditions are minimal or minor in 
          any event.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner's petitions do not establish any basis for 
          modifying or revoking the Administrator's orders which determined 
          that the owner was not maintaining required services based on 
          physical inspections confirming the existence of defective 
          conditions at the subject premises for which a rent reduction is 
          warranted.  In the case of overlapping rent reduction orders for 
          rent stabilized apartments, the rent is reduced retroactively by 
          the percentage of the guidelines adjustment to each tenant's lease 
          which commenced before the first date of service on the owner of 
          the tenant's complaint(s).

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of these petitions is vacated upon issuance of this 
          order and opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is

          ORDERED, that these petitions be, and the same hereby are, denied, 
          and that the Rent Administrator's orders be, and the same hereby 
          are, affirmed.

                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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