ADM. REVIEW DOCKET NOS.: GE 110237 RT ETC.

                                  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
          APPEALS OF                             DOCKET NOS.:              
                                                 GE 110237 RT;   
           BELLEY, CHESTER, CONDELL, DE MARCO,:  GE 110238 RT;
           DE TOMMASO, GONZALEZ, GALATI,         GE 110240 RT;   
           LIBBY, LEMEL                          GE 110241 RT;
           MARSON, PANTINA, P. PILLA,            GE 110242 RT;
           G & R. PILLA,                         GE 110243 RT;
           McCABE                                GE 110246 RT; 
           STEGUN                                GE 110247 RT;
           STEINMACHER, STEVENS                  GE 110248 RT;
           SAVIANO & DEVIZZIO,                   GE 110367 RT;
           ZITZMAN                               GE 110368 RT;
                                                 GF 110265 RT;
                                                 GG 110293 RT; 
                                                 GG 110294 RT;
                                                 GG 110295 RT;
                                                 GG 110296 RT;
                                                 GG 110297 RT;
                                                 GG 130299 RT;
                                                 GG 110301 RT.
                                                 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 DE 130083 B
                                             
                                                  

                              PETITIONERS     : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named petitioners-tenants timely filed or refiled 
          Petitions for Administrative Review of an amended order issued on 
          April 27, 1992 by the Rent Administrator concerning the housing 
          accommodations known as 81-11, 12, 28, 54, 82-05, 25, 33, 49, 50, 
          52, 75 Langdale Street, 81-33, 39, 69, 75, 268 Street, 268-08, 269- 
          10 81 Avenue, 268-12, 15 82 Avenue, Queens, NY, wherein the 
          Administrator ordered a rent reduction based on a finding of a 
          decrease in services.















          ADM. REVIEW DOCKET NOS.: GE 110237 RT ETC.

               The issue in this appeal is whether the effective date of the 
          rent reduction for rent stabilized tenants is correct. 

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issue raised by the administrative appeal.  

               This proceeding was commenced on May 22, 1989 by various 
          tenants filing a building wide complaint of decrease in services 
          alleging, among other things, that clothes lines have been removed.

               On June 13, 1989, the Division sent the owner a copy of the 
          complaint and the owner filed an answer on August 7, 1989, 
          rebutting the tenants' complaints. 

               On March 7, 1990 and October 24, 1990, physical inspections 
          were conducted by a Division staff member who confirmed that the 
          clotheslines had been removed.

               Subsequently, the Administrator issued an order on May 9, 1991 
          which directed restoration of the clotheslines and further ordered 
          a reduction in rent for the rent stabilized tenants who joined in 
          the complaint to the level that was in effect prior to the last 
          rent guidelines increase, effective December 1, 1989.  For all rent 
          controlled tenants, the rent was reduced by $3.00 per month 
          effective on the first rent payment day following the issue date of 
          the order.

               On April 27, 1992, the Administrator issued an amended order 
          to reflect the correct addresses and apartments of the affected 
          tenants.  All other aspects of the order remain unchanged.

               In the Petitions for Administrative Review, the tenants seek 
          modification of the amended order contending that the effective  
          date of the rent reduction for rent stabilized tenants, December 1, 
          1989, is incorrect and should be either April 18, 1989, the date of 
          the complaint or May 22, 1989, the date DHCR received the 
          complaint.  

               The Commissioner is of the opinion that the tenants' petitions 
          should be granted.

               The Rent Administrator erred in using December 1, 1989 as the 
          effective date of the order for the rent stabilized tenants when in 
          fact the correct effective date is July 1, 1989, pursuant to 
          Section 2522.2 of the Rent Stabilization Code, which states that 
          rent adjustments are to be effective on the first rent payment date 
          occurring 30 days after the filing of the application, unless 


          otherwise set forth in the order.  The authorization for 
          retroactive rent adjustments has resulted in a policy by the 






          ADM. REVIEW DOCKET NOS.: GE 110237 RT ETC.

          Division of ordering rent reductions to be effective the first of 
          the month following service of the complaint or application on the 
          opposing party.  Accordingly, for the rent stabilized petitioner- 
          tenants, the effective date of the rent reduction is July 1, 1989, 
          which is the first of the month following the July 13, 1989 notice 
          to the owner of the tenants' complaint.

               Pursuant to Section 2202.2 of the Rent and Eviction 
          Regulations of New York City, no order increasing or decreasing a 
          maximum rent may be effective prior to the date the order is 
          issued.  Accordingly, for rent controlled tenants only, the 
          effective date of the rent reduction remains as the first rent 
          payment following the April 27, 1992 issuance date of the amended 
          order.  

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, and the Rent and Eviction Regulations 
          of New York City, it is

               ORDERED, that these petitions be and the same hereby are 
          granted, and the Rent Administrator's order be, and the same hereby 
          is, modified in accordance with the above.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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