CG210209RO;  CG210119RO
                                    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.:             
                                                  CG210209RO;  CG210119RO
                      
              4200 AVENUE K REALTY CORP.,         RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  BL210086OR
                                   PETITIONER                         
          ----------------------------------x


            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW
                                          

          The above-named petitioner-owner filed two timely Petitions for 
          Administrative Review (PAR) of an order issued concerning the 
          housing accommodations known as 4200 Avenue K, Various Apartments, 
          Brooklyn, New York.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petitions.  The petitions are consolidated for 
          disposition herein because they involve common questions of law and 
          fact.

          The owner commenced the proceeding below by filing a rent restora- 
          tion application on December 24, 1987, asserting that all services 
          for which a rent reduction order had been issued have been restored 
          (Docket No. AL230090B).  A building-wide rent reduction order had 
          been issued for an inaudible intercom, blocked fire exit stair- 
          wells, garbage strewn over the grounds, broken mailboxes and locks, 
          and peeling plaster and paint on the sixth floor ceilings due to 
          roof leaks.

          One tenant filed an answer saying that some but not all repairs 
          have been completed.

          Thereafter an inspection of the subject building was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector on 
          March 4, 1988, who confirmed the existence of the following 
          defective conditions:

               1.   Garbage strewn over the ground.       
               2.   Sixth floor south end of building stairway is












                    



                    leak damaged, 6th floor north end of building 
                    incinerator needs painting.
          3.The intercom is inaudible.               

          Based on this inspection, the Rent Administrator denied the owner's 
          application.

          In its petitions for administrative review, the owner states, in 
          substance, that a full-time porter has been hired to care for the 
          grounds, that repairs were made to the sixth floor south end of the 
          building, and that the intercom was fixed.  The owner attached a 
          letter from one tenant stating that all necessary repairs have been 
          done.

          The DHCR served a copy of the petition on the tenants on September 
          16, 1988.

          After careful consideration, the Commissioner is of the opinion 
          that the  petition should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order the rent reduction, upon application by the 
          tenant, where it is found that the owner has failed to maintain 
          required services.  The owner's petitions do not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on a physical inspection confirming the existence of defec- 
          tive conditions in the subject building for which a denial of the 
          owner's rent restoration application is warranted.

          The Division's records reveal that a subsequent rent restoration 
          application (Docket No. CK210128OR) was granted on June 5, 1989.


          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is

          ORDERED, that these petitions be, and the same hereby are, 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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