EI 620025-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
          APPEAL OF                               DOCKET NO.:   
                                                  EI 620025-RO
                   EDITH OPPENHEIMER              RENT ADMINISTRATOR'S
            d/b/a  P & O REALTY COMPANY,          DOCKET NO.: 
                                                  DI 630032-B
                                       PREMISES: 125 W. Tremont Ave.
                                   PETITIONER               Bronx, New York
           ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  
                                       IN PART
                                          

          The above-named owner filed a timely petition for  administrative
          review of a Re t  Administrator's  order  concerning  the  above-
          referenced premises wherein the owner  was  directed  to  restore
          certain services.  

          The tenants filed a building-wide complaint based on the  owner's
          alleged failure to maintain services  alleging,  inter  alia,  an
          inoperable intercom, missing entrance and vestibule  door  locks,
          broken hallway windows, and broken mailboxes.

          The owner was served with a copy of  the  tenants'  complaint  on
          October 19, 1989, and interposed an answer thereto alleging
          that all repairs had been effectuated and that the  intercom  was
          working properly.

          On May 25, 1990, a physical inspection of  the  subject  premises
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector reported that certain complained of condi 
          tions were as alleged by the tenants.         

          On August 1, 1990, the Rent Administrator issued the  order  here
          under review, finding that a diminution of services had  occurred
          and directing the owner to correct conditions.  Since the tenants 
          had not requested a rent reduction in their  complaint  none  was
          ordered for the rent stabilized tenants.  The one rent-controlled 
          tenant's monthly rental was reduced by $23.00.



          In the petition the owner requests reversal of the Re t  Adminis-
          trator's order and alleges that the order w s  arbitrary,  capri-
          cious, based on errors of law and fact and issued in violation of 
          the right to due process.    

          The Commissioner has carefully considered  that  portion  of  the






          EI 620025-RO
          record relevant to the issues raised by the petition  and  is  of
          the opinion that this petition should be granted in part.

          The Commissioner notes that no rent-controlled tenants had signed 
          the complaint.  The owner was never given  any  notice  that  the
          tenant of Apartment 6-H was being joined as a party  o  the  pro-
          ceeding absent  his  signature.   Accordingly,  the  Commissioner
          finds that the rent reduction granted to this tenant was in  vio-
          lation of the owner's rights to due process and must be revoked.

          If there are arrears due the owner from the tenant  of  Apartment
          6-H as a result of the issuance of this  Order  and  Opinion  the
          tenant may pay off such arrears in fifteen equal monthly  instal-
          lments beginning with the  first  rent  payment  date  after  the
          issuance of this order.

          Required services are defined in Section 2520.6(r)  of  the  Rent
          Stabilization Code to include repairs and maintenance.

          The Commissioner finds that the Rent Administrator properly based 
          the determination on the entire record; including the results  of
          the on - site physical inspection conducted on May 25,  1990  and
          that he properly and correctly  directed  the  owner  to  restore
          services by correcting the conditions.


          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, and the Rent and Evictions Regulations for New  York  City,
          it is,

          ORDERED, that this petition be, and the same hereby  is,  granted
          in part and that the Rent Administrator's order be, and the  same
          hereby is, modified to the extent of revoking the rent  reduction
          granted to the tenant of Apartment 6-H.  In  all  other  respects
          the Rent Administrator's order is affirmed.
           

          ISSUED:

                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
    

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