FC 610201-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:             
                                                  FC 610201-RO
                 YARDEN ENTERPRISES INC.,
                                                  RENT      ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      DK 630006-B 


          On March 15, 1991 the above named petitioner-owner fil d  a  pet-
          ition for administrative review of an order  issued  on  February
          21, 1991 by  a  Rent  Administrator  concerning  various  housing
          accommodations in the premises  known  as  2290  Andrews  Avenue,
          Bronx, New York, wherein rents were reduced due to  a  diminution
          of services.

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

          On December 13, 1989 the various tenants of the subject  building
          filed an application for rent reductions  based  on  the  owner's
          alleged failure to maintain services alleging inter alia  removal
          of an intercom panel in  the  vestibule  and  dirty  public  area
          floors and stairways.

          On December 18, 1989 the owner interposed a general denial to the 
          tenants' complaint.

          On January 25, 1991 a physical inspection of the subject building 
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted that the  complained
          of conditions were as alleged by the tenants.

          On February 21, 1991 the  Rent  Administrator  issued  the  order
          here under review finding  that  a  diminution  of  services  had
          occurred and reducing the stabilized tenants' rents to the levels 
          in effect prior to the last rent guideline increas s  which  com-
          menced before the effective date of  the  rent  reductions.   The
          rent of one rent controlled tenant was reduced by eleven  dollars

          In its petition for  administrative  review  the  owner  requests

          FC 610201-RO
          reversal of the Rent Administrator's order and states;

                   "Public area floors and stairways are clear 
                    and maintained.  The main intercom panel has 
                    not been removed by Yarden enterprises."

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

          The Commissioner notes that while the owner questions  the  find-
          ings of fact the record clearly reflects those findings by virtue 
          of DHCR inspection which occurred on January 25, 1991.

          Section 2202.16 of the Rent  and  Eviction  Regulations  provides
          that if the owner fails to maintain  services,  the  admiistrator
          may order a decrease in the maximum rent in an amount  which  the
          administrator in his discretion, may determine.

          The record in the instant case reveals that the  rent  controlled
          tenant complained about problems with the building and a physical 
          inspection of the premises confirmed that these  problems  indeed

          Accordingly the Commissioner finds that the  administrator  prop-
          erly determined that the owner had not made  needed  repairs  and
          for this reason a rent reduction is warranted.

          Pursuant to Section 2543.4(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 the owner  has  failed  to  main-
                    tain required services.

          Required services are defined in Section 2520.6(r) to include re 
          pairs 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  January  25,  1991  and
          that pursuant to Section 2523.4(a) of the Code, the administrator 
          was mandated to reduce the rents upon determining that the  owner
          had failed to maintain services.

          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 rents based upon the restoration of services.

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

          ORDERED, that this petition be, and the same  hereby  is,  denied

          FC 610201-RO
          and that the Rent Administrator's order be, and the  same  hereby
          is, affirmed.


                                                ELLIOT SANDER
                                                Deputy Commissioner


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