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

          APPEAL OF                                    DOCKET NO.: 
                                                       EC430242RO; SJR 7258 

                    Charles Birdoff & Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DC430107B


          On March 5, 1990, the above-named petitioner-owner filed a petition 
          for administrative review of an order issued on January 29, 1990, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 309 East 75th Street, New York, N.Y., wherein the 
          Administrator determined that there had been a reduction in 
          services building-wide, ordered a rent reduction for the rent 
          controlled and rent stabilized tenants, and directed the owner to 
          restore services.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          This proceeding was commenced by the filing of three complaints of 
          reduction in services by separate tenants dated March 1, 1989 which 
          were joined in by various other tenants and which were consolidated 
          on processing by the Administrator.

          The owner was served with the tenants' complaints and submitted an 
          answer below.

          Thereafter, an inspection conducted by an employee of the Division 
          confirmed the existence of some of the complained of conditions and 
          ordered a reduction of the rent for both rent controlled and rent 
          stabilized tenants.

          In the petition for administrative review, the owner contends, in 
          substance, that it provides a full time superintendent; that the 


          overall level of building maintenance has improved; that the name 
          and telephone number of a company employee, who lives 3 blocks 
          away, is posted in the building; that the bulkhead walls and 
          ceiling were repaired and roof re-tarred three years earlier.  The 
          owner denies that there is an accumulation of garbage in front of 
          the building, and furthermore, requests a stay of the prospective 
          portion of the order in addition to the automatic stay of the 
          retroactive portion.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted in part.

          The owner has submitted no evidence to dispute the inspection 
          findings of the Administrator as contained in the order below.  
          However, the Commissioner finds that the condition of peeling paint 
          and plaster of bulkhead walls and ceiling, and its resultant rent 
          reduction, is not warranted by the record.

          In the complaint below, the tenants asserted that the live-in super 
          had been removed and that they must wait days for services or 
          repairs to be made.  It was in this context that the tenants' 
          complaint specified "leaks, lights, garbage, etc."  The tenants' 
          complaint was not specific enough to conclude that it is a 
          complaint about a particular leak, but rather a general statement 
          that repairs are not timely made because there is no live-in super.  
          Therefore, the instruction to the Division's inspector to inspect 
          for "any evidence of leaks," was clearly outside the scope of the 
          tenants' complaint, and the complaint was not sufficient to put the 
          owner on notice of the condition that was ultimately found.  In 
          addition, a condition such as this caused by a roof leak is 
          generally not within the scope of janitorial services.

          The instruction to the inspector relating to garbage however was 
          justified because it was not based on the same reference to "leaks, 
          lights, garbage, etc."  The tenants' complaint specifically 
          addressed garbage accumulation on the sidewalk and street and it 
          was appropriate for the Division's inspector to pursue this aspect 
          of the complaint.

          The Commissioner therefore finds that the reference to the bulkhead 
          and ceiling peeling paint and plaster and the resultant reduction 
          of $4.00 attributable thereto and applicable to the rent controlled 
          tenants affected by the order, should be deleted from the 
          Administrator's order.  The rent reduction for the rent stabilized 
          tenants, however, remains the same.

          If there are rent arrears due the owner as a result of this order, 
          the tenant can pay the arrearage in monthly installments of $4.00 
          per month until all arrears are repaid.


          The owner's request for a stay is not warranted in light of the 
          relief granted in Docket No. HE430128RO.

          THEREFORE, in accordance with the City Rent Law, the Rent and 
          Eviction Regulations, the Rent Stabilization Law and Code, and the 
          Emergency Tenant Protection Act of 1974, 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 in accordance with this Order and Opinion.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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