Docket Number: FD-430207-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.:  FD  430207-RO
                                            :  
             STANLEY GUREWITSCH/               DISTRICT RENT ADMINISTRATOR'S
             REALTY MANAGEMENT OFFICES,     :  DOCKET NO.: DJ 430041-B  
                                                
                            PETITIONER      : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 1, 1991, the above-named owner filed a timely petition  for
        administrative  review  of  an  order  issued  on  March  26,  1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 2520.6(r) and 2523.4 of the Rent Stabilization Code.

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

        On November 10, 1989, various tenants commenced this  proceeding  by
        filing a complaint asserting that the owner had failed  to  maintain
        certain services in the subject apartment.

        In its answer filed on  January  25,  1990,  the  owner  denied  the
        allegations  set  forth  in  the  tenant's  complaint  or  otherwise
        asserted that all required repairs had been or would be completed.

        Thereafter on July 12, 1990, an inspection of the subject  apartment
        was conducted by a D.H.C.R. inspector who confirmed the existence of 
        defective conditions.

        After the inspection, the  owner  was  informed  on  July  30,  1990
        by DHCR of the  inspection  report  and  to  correct  the  defective
        conditions.

        On August 15, 1990, the owner answered the DHCR notice stating  that
        it is "actively pursuing a remedy to this problem."

        Thereafter on November 6, 1990, another inspection  of  the  subject
        housing accommodation was conducted  by  a  D.H.C.R.  inspector  who
        confirmed that services have not been restored.







          Docket Number: FD-430207-RO

        On March 26, 1991, the Rent Administrator  directed  restoration  of
        these services and further ordered a reduction of the  stabilization
        rent.

        In its petition for administrative  review,  the  owner  states,  in
        substance, that it is not responsible for the  repairs  because  the
        building is a condominium; that as owner of unsold individual units, 
        it does "not have the right to make repairs  in  common  area";  and
        that the common area in question is a  result  of  a  major  capital
        repair in progress.

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

        The record shows that Real Estate Management Offices appears as  the
        owner/agent/manager  in  the  proceeding  below  and  also  in  this
        petition.  The owner/agent/manager is generally responsible for  the
        common areas in a building.

        Even though the petitioner alleges  that  this  building  is  now  a
        condominium and that it is  not  the  owner  responsible  for  those
        services,  the  Commissioner  notes  that  the  owner  submitted  no
        evidence to substantiate the contention either while the  proceeding
        was pending  before  the  Administrator  or  by  attachment  to  its
        petition.

        The Commissioner further notes that  rent  regulated  tenants  in  a
        condominium are entitled to the same statutory  protections  as  any
        other regulated tenant.

        Lastly, the owner had sixteen months from the date of service of the 
        tenant's complaint until the issuance of the  Administrator's  order
        to investigate the tenants' complaints and  to  make  the  necessary
        repairs even after the inspection, but the owner failed to do so.

        The Commissioner thus finds that on a preponderance of the evidence, 
        the  owner  has  offered  insufficient   reason   to   disturb   the
        Administrator's order; that the  Administrator  properly  based  its
        determination on the entire record, including  the  results  of  the
        inspections conducted on July 12, 1990 and  November  6,  1990;  and
        that pursuant to Section 2523.4 (a)  of  the  Code,  the  owner  had
        failed to maintain services, warranting rent reduction.

        This Order and Opinion is issued without prejudice  to  the  owner's
        right to file an application for restoration of services.

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







          Docket Number: FD-430207-RO

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

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner
    

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