GH 410128 RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: GH 410128 RT
          THOMAS HOOBLER                          RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: EF 430044 B


               On August 6, 1992 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued July 27, 1992. The order concerned various 
          housing accommodations located at 320 West 83rd Street, New York, 
          N.Y.  The Administrator denied the tenants' application for a 
          building-wide rent reduction.

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

               The tenants commenced this proceeding on June 5, 1990 when 18 
          tenants of the 50 who live in the subject building filed a 
          Statement of Complaint of Decrease in Building-Wide Services 
          wherein they alleged that the owner was denying access to the 
          basement storage area after 10 PM.  The tenants stated that they 
          required access to the laundry facilities, garbage disposal and 
          circuit breakers.  They further alleged that they had been 
          permitted 24 hour access to the area before the building was 
          converted to cooperative ownership.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on July 2, 
          1990 and stated that the basement door had been locked for security 
          reasons, that the tenants had never been afforded 24 hour 
          unrestricted access to the basement and that the tenants are not 
          entitled, either by lease or provision of the Rent Stabilization 
          Code, to such unrestricted access.

               The tenants filed a reply on March 30, 1992 and stated that 
          the locking of the basement did not solve the security problem, 
          that prior to the cooperative conversion they had been allowed 24 

          GH 410128 RT

          hour access, that they needed access to the circuit breakers in the 
          basement and that they were entitled to such access by virtue of 
          the service having been previously afforded.  This reply was served 
          on the owner and an opportunity to comment was afforded.  

               The owner filed a further reply on May 7, 1992. The owner 
          stated that the basement area was locked only from 11 PM to 7 AM, 
          that the remainder of the building had been secured against 
          intruders, that the building superintendent had access to the 
          circuit breakers if necessary, and the leases did not contain any 
          provisions granting the tenants unrestricted basement access nor 
          was this listed as a required service in the 1984 registration 
               The Administrator issued the order here under review on July 
          27, 1992.  The Administrator found that the tenants had not 
          presented facts sufficient to warrant a rent reduction.  
          Accordingly, the Administrator denied the complaint and terminated 
          the proceeding without prejudice to the tenants right to refile if 
          other facts can be shown that would warrant such relief.

               On appeal the tenants state that the Administrator failed to 
          consider their March 30, 1992 reply to the owner's response wherein 
          the tenants stated that they had been afforded 24 hour access to 
          the basement prior to the cooperative conversion and that the 
          owner's statements to the contrary were false.

               The owner filed a response on September 2, 1992 wherein it 
          stated that it had made no false statements regarding this matter 
          and that the Administrator was correct in denying the complaint.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted, 
          the order here under review should be revoked and the proceeding 
          remanded to the Administrator for further investigation.

               The Commissioner has reviewed the record on appeal and has 
          determined that the Administrator did not sufficiently investigate 
          this matter before issuing the order here under review.  The 
          Commissioner finds that the submissions of the tenants were 
          sufficient to warrant such further investigation especially in 
          light of the admission of the owner that a lock had been installed 
          on the door to the basement where one did not exist before. The 
          Commissioner is therefore of the opinion that the Administrator 
          incorrectly issued the order here under review.  That order is 
          revoked.  The proceeding is remanded for further investigation 
          including the holding of a hearing if the Administrator determines 
          the facts so warrant.
               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

          GH 410128 RT

               ORDERED, that this petition be, and the same hereby is, 
          granted, that the Rent Administrator's order be, and the same 
          hereby is, revoked and that this proceeding be, and the same hereby 
          is, remanded for further investigation consistent with this order 
          and opinion.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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