HF130298RT

                                  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.: HF130298RT
                                                  
          MANUELA PEREZ                           RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: GI130072B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                   AND REMANDING PROCEEDING TO RENT ADMINISTRATOR

               On June 30, 1993 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued June 23, 1993. The order concerned various 
          housing accommodations located at 35-43 84th Street, Jackson 
          Heights, N.Y.  The Administrator denied the tenants' building-wide 
          services complaint.

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

               This proceeding was commenced on September 12, 1992 when the 
          petitioner-tenant herein joined with 32 other tenants in filing of 
          a Statement of Complaint of Decrease in Building-Wide Services 
          wherein it was alleged, in substance, that there are no locks on 
          the basement doors and that non-residents enter the building at 
          night and use the basement, thereby compromising tenant safety.
          The tenants did not request a rent reduction.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner failed to file a response.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspector was instructed to check if the basement 
          door is equipped with a lock and if it was, in fact, locked.  The 
          inspection was carried out on May 28, 1993.  The inspector reported 
          that the tenants use elevators to get to the basement and that the 
          elevator doors are open.  

               The Administrator issued the order here under review on June 
          16, 1993 and denied the complaint, stating that the "evidence of 












          HF130298RT

          record does not indicate that the interior doors to the basement 
          were ever equipped with a lock."

               On appeal the tenant states that the basement has always had 
          locks and that the locks are not kept in good repair.  The petition 
          was served on the owner on July 29, 1993. 

               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 
          should be remanded to the Administrator for further processing.

               The Commissioner finds that the inspector's report and order 
          are not responsive to the complaint.  The inspector failed to 
          investigate whether any doors led to the basement from the outside 
          or the lobby and whether these doors have properly operating locks.  
          Such an investigation would have been the proper course of action 
          based on the instant complaint.  

               The Commissioner is of the opinion that the order here under 
          review should be revoked for the reason stated above.  This 
          proceeding is remanded to the Administrator for the ordering of a 
          new inspection.  If the inspector finds that there are no locks on 
          any doors leading into the basement and no evidence of any locks 
          ever having been installed, a hearing may be necessary to establish 
          whether locks are a required base-date service.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is 

               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 it is further

               ORDERED, that this proceeding be, and the same hereby is, 
          remanded to the Administrator for further processing consistent 
          with this order and opinion.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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