Docket No. FD 830119-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.:FD 830119-RO 

                                                  DISTRICT ADMINISTRATOR'S   
                                                DOCKET NO.:WEG 910096-B
                                                  Premises: 205 W. Post Rd.  
                                                          2 Soundview Ave.   
                                                         White Plains, NY
           Michael Associates     PETITIONER
          ------------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


              The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations described above.

              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 including but not limited to a pothole in 
          the driveway". 

              The owner replied that the defects were being corrected.

              Thereafter an inspection of the subject premises was conducted 
          by a D.H.C.R. inspector who confirmed the existence of a pothole in 
          the driveway, and the repair of the other complained of conditions.

              The Rent Administrator directed  restoration of these services 
          and further ordered a reduction of the regulated rent.

              In its petition for administrative review, the owner concedes 
          that there are "problems" with the driveway but then asserts that 
          since the driveway is only used by tenants who have parking spots 
          in the garage, the Administrator erred by reducing apartment rents 
          only, and not garage rent.

              The Commissioner is of the opinion that this petition should 












          Docket No. FD 830119-RO

          be denied.

              The DHCR regards the driveway as an integral part of the 
          premises.  Thus, any defect in the driveway is constructively a 
          reduction in service affecting all complaining tenants.

              The Commissioner notes that on May 22, 1991 the owner filed an 
          Application for Rent Restoration under Docket #FE 930088-OR, and 
          that the Administrator granted this Application on February 10, 
          1992

              THEREFORE, in accordance with the provisions of the Tenant 
          Protection Regulations, it is

              ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied, and, that te order of the Rent 
          Administrator be and the same hereby is, affirmed.

          ISSUED:



                                                                           
                                             Joseph A. D'Agosta
                                             Acting Deputy Commissioner
    

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