FF 630418-RO

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

          APPEALS OF                              DOCKET NO.:   
                                                  FF 630418-RO                
                     O. RAGOO,                    
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      DL 630055-B


          On June 25, 1991, the above-named  owner  filed  a  petition  for
          administrative review of an order issued on May 21,  1991,  by  a
          Rent Administrator concerning the building known as  1694  Selwyn
          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 26, 1989 sixteen  rent  stabilized  tenants  and  one
          rent-controlled tenant filed an application for  rent  reductions
          based on the owner's alleged failu e  to  maintain  services  al-
          leging inter alia a defective entrance door to the building,  and
          dirty public areas.

          On January 22, 1991 the owner interposed an answer  to  the  ten-
          ants' complaint wherein he alleged that  the  bulkhead  area  had
          been cleaned and the doors had been "re-hung."  These  conditions
          had previously been cited by DHCR inspectors on November 14, 1990 
          and on December 26, 1990 during inspections carried out on  those

          On February 1, 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 May 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 increases which commenced 

          FF 630418-RO
          before the effective date  of  the  rent  reductions.   The  Rent
          Administrator reduced by six dollars ($6.00), the monthly rentals 
          of seven rent-controlled tenants of the building.

          In his petition for  administrative  review  the  owner  requests
          reversal of the Rent  Administrator's  order  alleging  that  the
          cited conditions have been corrected and that the rent reductions 
          were "unduly harsh."

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

          The owner's petition does not make clear whether it is  the  own-
          er's contention that repairs had been made before  the  apartment
          was inspected or the order was issued or whether  the  contention
          is that repairs were made following  the  issuance  of  the  Rent
          Administrator's order.  If the former, then the  owner's  allega-
          tion is belied by the report of the agency inspector.  If  it  is
          the latter, then the Rent Administrator's order reducing the rent 
          was nevertheless correct when issued, and this  order  is  issued
          without prejudice to the owner filing a restoration  of  services

          Pursuant to Section 2523.4(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 t e  owner  has  failed  to  maintain  re-
                    quired services."

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the administrator properly based  his
          determination on the entire record, including the results of  the
          on-site physical inspections  conducted  on  November  14,  1990,
          December 26, 1990, and February 1,  1991  and  that  pursuant  to
          Section 2523.4(a) of the Code, the administrator was mandated  to
          reduce the rent upon determining that the  owner  had  failed  to
          maintain services.

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

          Accordingly,  the  Commissioner  finds  that  the   Administrator
          properly determined that the owner had not  made  needed  repairs
          and for this reason a rent reduction of six  dollars  ($6.00)  is

          FF 630418-RO

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


                                                ELLIOT SANDER
                                                Deputy Commissioner


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