Docket Number: FB-430103-RO/FB-410331-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 NOS.: FB 430103-RO
                                            :               FB 410331-RO 
           655 SECOND AVE. CO./
           ALLEN ABBANI,                    :  DRO DOCKET NO.:  DJ  430082-B
                     
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On February 12, 1991, the above-named owner filed  timely  Petitions
        for Administrative Review of an order issued  on  January  10,  1991
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        The petitions are consolidated because they involve common issues of 
        law and fact.

        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.

        On October 30, 1989, various tenants  commenced this proceeding   by
        filing a complaint asserting that the owner had failed  to  maintain
        certain services in the building.

        In its answer filed on December 4, 1989 and October  31,  1990,  the
        owner denied the allegations set forth in the tenant's complaint and 
        asserted that "all services have been maintained and there has  been
        no reduction in services."

        Thereafter on December 7, 1990, an inspection of  the  building  was
        conducted by a DHCR inspector who confirmed that "alarm on the first 
        floor stairway door was missing, has  been  removed  from  and  door
        (and) inoperative."

        On January 10, 1991, the Administrator  issued  the  order  appealed
        from, finding only that the "alarm on the first floor stairwell door 
        has  been  removed,"  directing  restoration  of  this  service  and
        ordering a reduction of the stabilization rent.

        In this consolidated petition by the owner, the petitioner states in 
        substance that the alarm was installed, not as  a  required  service
        for the tenant, but "to secure the  landlords'  valuable  mechanical
        systems in the  basement."   The  owner  also  stated  that  it  has
        restored this service and has applied for rent restoration.

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

        The owner's petition does not make clear whether it is  the  owner's






        Docket Number: FB-510090-RO
        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 it is the former, then the owner's allegation  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 an application for restoration of services.

        As to the owner's contention that the alarm was installed "to secure 
        the landlords' valuable mechanical systems  in  the  basement,"  the
        Commissioner notes such contention unsubstantiated on appeal and not 
        raised  before  the  Administrator  below.   Even  if  the   owner's
        contention is accepted, the security of the  mechanical  systems  in
        the basement is also for the common  good  of  all  tenants  in  the
        building.  In addition, the tenants denied the owner's contention by 
        responding  that  the  "alarm   system   on   stairwell   has   been
        disconnected." 

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

        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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