GG410024RO
                                  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.: GG410024RO
                                                  
          FANNIE KLEIN                            RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: ED430030B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On July 3, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued June 1, 1992. The order concerned housing 
          accommodations known as Apt 4D located at 344 E. 85th Street, New 
          York, N.Y.  The Administrator directed restoration of services and 
          ordered 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.

               The tenant commenced this proceeding on April 12, 1990 by 
          filing a Statement of Complaint of Decrease in Services and stated 
          that the laundry room was no longer open 24 hours a day but is now 
          locked between 10 PM and 8 AM.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on April 24, 
          1990 and admitted that the laundry room was no longer open 24 hours 
          a day due to acts of vandalism.  The tenant filed a reply on August 
          5, 1991 and stated that there were other methods the owner could 
          have employed to deal with the vandalism, that she has to leave for 
          work at 7:30 AM and usually does the laundry at 5:00 AM, that the 
          superintendent often does not open the laundry room until well 
          after 8:00 AM, and that if the laundry room has to be locked the 
          tenants should be given keys.
           
               The Administrator determined, based on the record, that the 
          owner admitted reducing the laundry room hours.  Determining that 
          relief was warranted, the Administrator issued the order here under 
          review on June 1, 1992 and granted a rent reduction to the 
          complaining tenant in an amount equal to the most recent guideline 
          adjustment.












          GG410024RO

               On appeal the owner states that there was no reduction in 
          services but merely an attempt to safeguard the service from acts 
          of vandalism to the washing machines.  The petition was served on 
          the tenant on July 14, 1992.

               The tenant filed a response on August 28, 1992 and stated, in 
          sum, that the owner had not restored services.
           
               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 DHCR to 
          order a rent reduction where it is found that the owner has failed 
          to maintain required services.  Section 2520.6 (r) defines required 
          services as that space and those services which the owner was 
          maintaining or required to maintain on the applicable base date.  
          The substantial reduction in the number of hours that laundry 
          facilities are available for tenant use is a serious inconvenience 
          and constitutes a reduction in services for which a rent reduction 
          is warranted.
           
               The Commissioner has consistently ruled that acts of vandalism 
          do not excuse the owner from maintaining required services.  The 
          Administrator correctly issued the order here under review based on 
          the information in the record.  The order is affirmed.  The 
          automatic stay of the retroactive rent abatement which resulted 
          from the Administrator's order is vacated upon issuance of this 
          order and opinion.

               The Commissioner notes that the owner's application for rent 
          restoration (Docket No. GG410017OR) is pending before the DHCR.

               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
                                             Deputy Commissioner
                                   
    

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