HC230006RT ET AL.
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEALS OF                              DOCKET NOS.:
                                                  HC230006RT HC230007RT
                                                  HC230008RT HC230009RT
                                                  HC230010RT HC230011RT
                                                  HC230012RT HC230013RT
                                                  HC230014RT HC230015RT
                                                  HC230016RT HC230017RT
                                                  HC230018RT HC230019RT
                                                  HC230020RT HC230021RT
                                                  HC230022RT HC230023RT
                                                  HC230024RT HC230025RT
                                                  HC230026RT HC230027RT
                                                  HC230028RT HC230029RT
                                                  HC230030RT HC230031RT
                                                  HC230032RT HC230033RT
                                                  HC230034RT HC230035RT
                                                  HC230036RT HC230037RT
                                                  HC230038RT HC230039RT
          VARIOUS TENANTS OF                      RENT
          287 LINDEN BLVD.                        ADMINISTRATOR'S DOCKET 
                                                  NO.:  GE230072B


               The above referenced administrative appeals have been 
          consolidated as all contain common issues of law and fact.
               The above named petitioner-tenants filed timely Petitions for 
          Administrative Review against an order of the Rent Administrator 
          issued February 8, 1993. The order concerned various housing 
          accommodations located at 287 Linden Blvd., Brooklyn, N.Y.  The 
          Administrator directed restoration of services and ordered a 
          reduction of the stabilized legal rents.
               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by these 

               This proceeding was commenced on May 27, 1992 when 42 tenants 

          HC230006RT ET AL.

          of the subject building filed individual Statements of Complaint of 
          Decrease in Building-Wide Services wherein they alleged, in sum, 
          that the owner was not maintaining certain required building 
          services.  Among the conditions cited by the tenants were broken 
          mailboxes and entrance doors that are open 24 hours a day.

               The owner was served with a copy of the complaints and in 
          response stated, in pertinent part, that the mailboxes are all in 
          good working order but the installation of new mailboxes is being 
          investigated and that the entrance doors are closed by the super at 
          10:00 PM.  The tenants filed a reply on October 21, 1992 and stated 
          that the conditions complained of still exist.
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on November 30, 1992 and 
          confirmed the existence of the following defective conditions:

                    1.   Both side doors broken,

                    2.   Filthy public areas with obstacles and debris under 

                    3.   Courtyard area is filthy,

                    4.   Lobby window has broken glass pane,

                    5.   Courtyard fence broken and partially missing,

                    6.   Eleven mailboxes have broken locks, one has a 
                         missing door and the mailboxes near the entrance 
                         door are banged up.

          The inspector also reported that the entrance and vestibule doors 
          were open at the time of inspection.

               A second inspection was conducted on January 15, 1993 for the 
          purpose of inspecting the mailbox of every complaining tenant.  The 
          inspector reported that 15 mailboxes of the 45 inspected were 
               The Administrator issued the order here under review on 
          February 8, 1993 ordering a rent reduction of an amount equal to 
          the most recent guideline adjustment based on the conditions cited 
          in the November 30, 1992 inspection report, except for the open 
          entrance doors and defective mailboxes.  The Administrator also 
          advised the tenants to file individual complaints regarding the 
          broken mailboxes.

               Thirty-four tenants have filed identical appeals from the 
          above described order.  Each tenant requests modification of the 
          order here under review to include certain enumerated conditions 
          that they claim were complained of and are not being maintained but 

          HC230006RT ET AL.

          were omitted from the order, including the open front door and the 
          broken and defective mailboxes. The petitions were served on the 

               The owner filed a response on June 15, 1993 and stated, in 
          relevant part, that a new front door was installed in February 1993 
          and there is also an outside gate that is locked by the super at 
          midnight.  With regard to the mailboxes, the owner stated that the 
          only defective ones are those which are broken by the tenants who 
          lose their keys and that 62 new mailboxes were installed in April, 
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petitions should be granted 
          in part and the order here under review should be affirmed as 
          modified herein.

               The Commissioner has reviewed the record and determines that, 
          with regard to all issues raised by the tenants in this 
          administrative appeal proceeding other than the open entrance and 
          vestibule doors and broken mailboxes,  the Administrator's order 
          was correct.  The DHCR inspector is neither a party to this 
          proceeding nor an adversary.  The allegations of the tenants in the 
          instant complaint were duly investigated and the inspector's report 
          is entitled to more probative weight than the unsupported 
          allegations of the tenants.  The Commissioner also notes that the 
          tenants stated in the petitions that the public areas are dirty and 
          the order here under review cited dirty public areas as a condition 
          warranting a rent reduction.  All other items cited in the 
          complaint and again in the petitions were found on the inspection 
          to not require repair.

               As for the open entrance and vestibule doors, the record 
          reveals that the tenants complained that the doors are left open, 
          compromising the security of the building.  The inspector reported 
          that although the doors and locks were not defective they were open 
          at the time of inspection and the owner concedes in answer to both 
          the complaints and the petitions that the doors are not kept closed 
          24 hours a day. For this condition, a rent reduction is warranted 
          and the Administrator's order, appealed herein, is modified to add 
          the open entrance doors to the list of items which the owner is 
          directed to restore.

               As for the mailboxes, this item was listed in every complaint 
          and on the second inspection, the inspector investigated the 
          condition of every complaining tenant's mailbox.  Rather than 
          require the tenants to commence new proceedings regarding the 
          mailboxes, the order is amended to include a defective mailbox for 
          those petitioners whose mailbox was found in the January 15, 1993 
          inspection to require repairs.  The order is modified accordingly 
          to add the following mailbox conditions:

          HC230006RT ET AL.

          APT                                  CONDITION
          A12                                  Box door is bent
          B2                                   Defective door
          B7                                   Defective door
          B9                                   Missing lock/defective door   
          C15                                  Missing door
          C7                                   Defective door
          C8                                   Defective door
          D7                                   Defective door
          D8                                   Defective door
          D9                                   Broken door and broken lock

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that these petitions be, and the same hereby are, 
          granted in part, and that the Rent Administrator's order be, and 
          the same hereby is, affirmed as modified herein.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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