EG 220359-RO
                                  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
          APPEALS OF                              DOCKET NO.
                                                  EG 220359-RO                
                  LEVSHIRE REALTY CO.,                                        
                                                  DISTRICT RENT ADMINISTRATOR'S 
                                                  DOCKET NO.  
                                  PETITIONER      DC 220410-S    
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   
                                          

          On August 29, 1990, the above named owner timely refiled a  peti-
          tion for administrative review of an  order  issued  on  May  24,
          1990, by a District Rent  Administrator  concerning  the  housing
          accommodations  known  as  Apartment  3-K,  1122  Ocean   Avenue,
          Brooklyn, New York, wherein rent was reduced due to a  diminution
          of service. 

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

          On March 21, 1989, the subject tenant filed an application for  a
          rent reduction based on the owner's failure to  maintain  certain
          services, to wit: a defective intercom.

          The tenant's complaint was served upon the  owner,  which  inter-
          posed  an  answer  thereto  contending,  in  substance,  that  no
          diminution of  service  had  occurred.   It  contended  that  the
          intercom worked well but that the tenant was hearing-impaired and 
          that visitors  stood  too  far  away  from  the  mouthpiece  when
          speaking.

          On May 3, 1990, a physical inspection of  the  subject  apartment
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted  that  the  intercom
          was defective.  The report further noted that the audio  was  not
          loud enough or clear and that he could not hear the visitors.



          On May 24, 1990, the Administrator issued the  order  here  under
          review finding that a diminution  of  service  had  occurred  and
          reducing the rent to the level in effect prior to the  last  rent
          guideline increase which commenced before the effective  date  of
          the rent reduction.

          In its petition for  administrative  review  the  owner  requests
          reversal of the Administrator's order.  The owner  reasserts  the







          EG 220359-RO
          contentions  made  before  the  Administrator,  namely  that  the
          intercom works well, that the tenant  is  hearing  impaired,  and
          that the visitors do not  stand  close  enough  to  the  intercom
          mouthpiece when speaking.  The owner submits an invoice  from  an
          intercom repairman dated June 5, 1990 stating that  the  intercom
          in the tenant's apartment was not in need  of  repair.   Finally,
          the owner states it has never been served  with  a  copy  of  the
          inspector's report of May 3, 1990.

          In his reply, the tenant acknowledges that he does wear a hearing 
          aid, but notes that other people without hearing impairments  can
          not hear over the intercom in his apartment as well.  He  further
          alleges that the intercom is thirty-five years old and outdated.

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

          First, pursuant to Section 2523.4(a) of  the  Rent  Stabilization
          Code:

                    A tenant may apply to the DHCR for a reduc-
                    tion of the legal regulated rent to  the  level
                    in effect prior to the most  recent  guidelines
                    adjustment, and the DHCR shall  so  reduce  the
                    rent for the  period  for  which  it  is  found
                    that t e  owner  has  failed  to  maintain  re-
                    quired services. 

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the Administrator properly based  his
          determination on the entire record, including the results of  the
          on-site physical inspection conducted on May 3,  1990,  and  that
          pursuant to Section 2523.4(a) of the Code, the Administrator  was
          mandated to reduce the rent upon determining that the  owner  had
          failed to maintain services.





          Second, the owner stated that it was not served with  a  copy  of
          the inspector's original report.  The DHCR  is  not  mandated  to
          serve a copy of this report on any of the parties.  

          This order and opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon the restoration of services.


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

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








          EG 220359-RO

          ISSUED:


                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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