DK230054RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: DK230054RO

                    American Realty,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CL230051B

                                   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 October 10, 1989, concerning the 
          housing accommodations known as 170 New York Avenue, Brooklyn, New 
          York, wherein the Rent Administrator determined the tenants' 
          complaint of building-wide services decreases.

          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.

          The tenants commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject building.  The tenants did not request a rent 
          reduction.

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

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector who confirmed the existence of many of the 
          conditions cited in the complaint.






          The Rent Administrator directed the owner to restore the services 
          and further, ordered a rent reduction for the controlled tenants, 












          DK230054RO

          predicated on the following conditions:

          1.   No evidence of resident superintendent.  No sign posted in 
               subject premises providing superintendent's name, address and 
               telephone number where he may be reasonably reached.

          2.   No bell-buzzer system at building entrance door.

          3.   Rear exit door padlocked.  Multiple Dwelling Law requires 
               automatically self-locking and self-closing door readily 
               operable from the inside without the use of a key.

          4.   Walls and ceilings peeling paint and plaster.

          5.   Eastside third floor landing tread defective.

          6.   Large sections of sidewalk missing concrete around building.

          7.   Eastside third floor landing window panes broken and 
               mismatched.

          8.   Repairs needed on fence around building.  Top and lower 
               railings not attached to the fence.

          In the petition for administrative review the owner, in substance, 
          requests that the rent reduction be rescinded on the ground that 
          the tenants had not requested a rent reduction.  The owner also 
          asserts that conditions cited in the order have been corrected.  

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

          Section 2523.4 of the Rent Stabilization Code provides that a 
          tenant may apply for a rent reduction based on allegations that the 
          owner has failed to maintain required services.  Since the tenants 
          did not request a rent reduction on their complaint, the Rent 
          Administrator directed the owner only to correct the various 
          defective conditions as to the rent stabilized tenants.

          However, unlike the rent stabilization provisions, rent control 
          regulations do not require tenants to request a rent reduction.  
          Section 2202.16 of the Rent and Eviction Regulations sets forth 
          that the "Administrator may order a decrease of the maximum 
          rent...".  The rent control rent reductions granted were proper and 
          should be affirmed.



          The owner's further contention that the defective conditions have 
          been corrected raises new facts or evidence that were not before 
          the Rent Administrator, and does not otherwise raise any valid 
          issue regarding the correctness of the order based on the record 






          DK230054RO

          presented to the Rent Administrator.

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

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

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


          ISSUED:






                                                                     
                                             LULA M. ANDERSON
                                             Deputy Commissioner  






    

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