FF410631RT

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433




          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: FF410631RT


                    JEFFREY H. ZIFFER
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DB430046B

                                   PETITIONER
          ------------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named tenant filed a timely petition for administrative 
          review of an order issued on May 24, 1991 concerning the housing 
          accommodations known as 355 East 72nd Street, New York, New York, 
          wherein the Rent Administrator dismissed the tenants' joint 
          complaint of decreases of various building-wide services. 

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

          The tenants commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject premises.

          In an answer, the owner denied the allegations set forth in the 
          complaint, or otherwise asserted that the conditions cited were 
          isolated occurrences or occurred in conjunction with renovations.

          Thereafter, an inspection of the subject premises was conducted by 
          a DHCR inspector who confirmed the owner's contention that all 
          services were maintained adequately.  The inspector reported that 
          storage space was available for the tenants' use, that the tenants' 
          had full use of two passenger elevators, that the public areas were 
          clean, that the building entrance canopy was adequate, and that a 
          package room was available.














          FF410631RT


          The Rent Administrator, therefore, denied the tenant's request for 
          rent reduction.

          In this appeal, one tenant requests that the Administrator's order 
          be reversed, arguing in substance, that the Administrator failed to 
          make a determination for the periods prior to the issue date of the 
          order during which the tenants were deprived of services, that the  
          finding that the public areas were clear was not determinative of 
          the uncontested statement that the public areas are vacuum cleaned 
          less frequently, and that the tenants' services have been reduced 
          as a result of the relocation of the package room and storage 
          rooms, new carpeting installed without padding, and the 
          installation of a new modified entrance door canopy.

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

          The tenants' petition does not establish any basis for modifying or 
          revoking the Administrator's order, which determined that the owner 
          was maintaining services based on a physical inspection that found 
          no defective conditions.  The DCHR will not order a rent reduction 
          if the record shows that services were restored, and are provided, 
          prior to the date a determination is issued.

          Parenthetically, the Commissioner also notes that Section 2529.1 of 
          the Rent Stabilization Code provides that a PAR must be verified or 
          affirmed by each person joining therein, and that a PAR filed by an  
          alleged representative must include, at the time of filing the PAR, 
          written evidence of authorization to act in such representative 
          capacity for the purpose of filing the PAR.  In light of the 
          instant determination, the question of whether the petition was 
          properly filed on behalf of other tenants, or whether the petition 
          should be considered to have been filed individually by a tenant in 
          the absence of such authorization, has been rendered moot, and need 
          not be considered herein.


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

















          FF410631RT


          ORDERED, that the tenant's petition be, denied, and that the rent 
          Administrator's order be affirmed.

          ISSUED:



                                                                             
                                                        JOSEPH A. D'AGOSTA
                                                        Deputy Commissioner










    

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