FL 630136-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
                                
                                
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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.: FL 630136 RO

RESIDENTIAL MANAGEMENT INC.
DIROT MANAGEMENT CORP.                  DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
                                        NO.: EA 630105 B
                        PETITIONER
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  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
      On December 26, 1991 the above named petitioner-owner filed
a Petition for Administrative Review against an order of the Rent
Administrator  issued  December 11,  1991.  The  order  concerned
housing  accommodations located at 2261 Andrews Ave, Bronx,  N.Y.
The  Administrator order a rent reduction for failure to maintain
required services.

      The  Commissioner  has reviewed the  record  and  carefully
considered  that portion relevant to the issues  raised  by  this
appeal.

      This  proceeding  was commenced when  eleven  (11)  tenants
joined  in the filing of a Statement of Complaint of Decrease  in
Building-Wide Services on January 11, 1990 wherein the  following
services deficiencies were alleged:

          1.   Defective hall entrance door lock
          
          2.   Entrance lights not functioning
          
          3.   Unclean public halls

          4.   Defective intercom system
          
          5,   Mailbox cage lock broken
          
          6.   Roof door unlocked
          
      The  owner  was  served with a copy of  the  complaint  and
afforded an opportunity to respond. The owner filed a response on
March 7, 1990 and stated that:

          1.   Hallway entrance door constantly repaired  due  to
               vandalism
          
          2.   Entrance  lights  also subject to  vandalism,  but
               also repaired
          
          3.   Halls swept three times per week
          
          4.   Intercoms repaired
          
          5    Mailbox cage lock fixed
          
          6.   Vandalism is cause of roof door problem but
               new lock installed

      The  Administrator  ordered a physical  inspection  of  the
subject  apartment.  The inspection was conducted on May 6,  1991
and revealed the following:

          1.   Defective vestibule door lock
          
The following services were found to have been maintained:

          1.   Exterior lights operative
          
          2.   Public areas clean
          
          3.   Roof door locks and equipped with operative alarm
          
The  Administrator  noted that, due to the intercom  panel  being
located at the vestibule door, the building entrance door is  not
required to be locked.

      On  May  15,  1991 the Administrator sent a notice  to  the
owner.   The  notice apprised it of the results of the inspection
and  afforded the owner 21 days to correct the condition reported
above  and notify the agency  thereof.  The owner's response  was
received on May 24, 1991 wherein it stated that the door had been
repaired.   The  owner  failed  to submit  any  documentation  to
substantiate  this  claim.  The Administrator  ordered  a  second
inspection of the building.  The inspection was held on June  25,
1991 and revealed that the vestibule door was still not locked.

      The  Administrator issued the order here  under  review  on
December  11, 1991 and ordered a rent reduction of one  guideline
increase  effective April 1, 1990.  The Commissioner  notes  that
the  owner  has  filed for rent restoration.  The application  is
pending with the Division

     On appeal the owner essentially restates its contention that
frequent attempts to repair the door have been made. However, the
owner  states  that vandalism causes the door  to  be  frequently
broken.  The owner claims it has gone so far as to install a  new
door but that all it can do is make repairs as needed.

      After  careful  review of the evidence in the  record,  the
Commissioner  is  of  the  opinion that the  petition  should  be
denied.

      Section 2523.4 of the Rent Stabilization Code requires  the
Division  to  order  a  rent reduction upon  application  by  the
tenant,  based  upon  a  finding that the  owner  has  failed  to
maintain  required services.  Required services  are  defined  by
Section 2520.6 (r) to include repairs and maintenance.  There  is
no  authority in the Rent Stabilization Law or Code for  excusing
an  owner from the obligation to maintain required services  when
the defective condition is caused by repeated acts of vandalism.
(Accord: ARL 03088 B).

      In  the  instant  case,  the tenants  complained  that  the
building entrance door had not been locked for two years and  the
physical inspections by DHCR several months apart confirmed  that
the locking mechanism was defective, compromising the security of
the  building  entrance.  For this condition, the rent  reduction
ordered  by  the  Administrator is warranted.   If  the  lock  is
repeatedly broken by vandals, the owner is advised to  check  the
lock more frequently and make repairs as needed, investigate  the
installation of a more tamper-proof locking mechanism, and pursue
other  legal  remedies against the persons  responsible  for  the
vandalism   including  criminal  prosecution  as  necessary   and
appropriate.  The order here under review is affirmed.

      THEREFORE, pursuant to the Rent Stabilization Law and  Code
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.

ISSUED:



                                   JOSEPH A. D'AGOSTA
                                   Acting Deputy Commissioner
                              
    

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