ADM. REVIEW DOCKET NO.: FI-110313-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.:               
                                                 FI-110313-RO    
                                              :
                                                 DRO ORDER NO.:           
                                                 DE 130065-B               
            ANASTASSIOS AND         
            BESSIE KASSAPIDIS                                  
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The  above-named  petitioner-owner  filed  a  Petition   for
          Administrative Review (PAR) against an order issued on  June  18,
          1991, by the Rent Administrator at Gertz Plaza, Jamaica, New York 
          concerning the housing accommodation known as 147-10 41st Avenue, 
          Flushing, New York, Apartment No. 2R, wherein  the  Administrator
          determined the tenant's complaint of a reduction of building-wide 
          services and ordered a rent reduction based on a finding  that  a
          laundry room is a required service that was not maintained.

               The evidence of record included an admission  by  the  owner
          that laundry  room  service  had  been  provided,  but  had  been
          terminated five (5) years prior  to  the  complaint,  because  of
          vandalism. 

               Division records  also  reveal  separate  proceedings  under
          Docket Number EC-110006-OD wherein action was taken  with  regard
          to the sealing off of a garbage chute, another decrease cited  in
          the tenant's complaint.  

               An inspection conducted on January 24,  1990  revealed  that
          other building-wide services were found to be maintained.

               On appeal the owner requests  that  the  rent  reduction  be
          revoked, and argues, in essence, that the laundry  room  was  not
          provided as a service, but primarily as a convenience to tenants. 


               The  applicable  law  is  Section  2520.6(r)  of  the   Rent
          Stabilization Code which defines required services as follows:  

                    (r) Required services.
                         (1) That space and those services
                             which the owner was maintaining
                             or was required to maintain on
                             the applicable base date set 






          ADM. REVIEW DOCKET NO.: FI-110313-RO
                             forth below, and any additional
                             space or services provided or
                             required to be provided 
                             thereafter by applicable law....

               The  Division  and  its  predecessor  agencies   have   held
          consistently that a laundry room is a required service if it  was
          provided on the base date.  While  the  Division  does  not  take
          lightly the owner's assertions of vandalism, such claims  do  not
          absolve nor abate the owner's obligation to continue  to  provide
          required services, and the failure  to  do  so  warrants  a  rent
          reduction.   

               Consequently, the owner's petition must be denied.

               The Administrator's order below did not determine  questions
          with regard to the sealing off of a garbage chute, but noted that 
          an application by the owner  for  modification  of  services  was
          pending before  the  Agency  under  Docket  Number  EC-110006-OD,
          wherein appropriate action  would  be  taken.   Division  records
          also  reveal  that   the   Administrator   denied   the   owner's
          application.  Moreover, there is no record of  an  administrative
          appeal by the owner of that  order.   Consequently,  the  owner's
          request to the Commissioner to consider the  owner's  submissions
          pertaining to the garbage chute in the instant  proceedings  must
          be rejected. 

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

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

          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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