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

            APPEAL OF                               DOCKET NO.:    
                                                                                            BI220270RO  REOPENED

                                        RENT ADMINISTRATOR'S      
          BARBARA BARON,                DOCKET NO.: 
                                                    95 Nassau Ave.    
                                     PETITIONER     Apt. 4-L, Brooklyn, NY
                                 IN PART AFTER REOPENING

            The above-named owner filed a timely petition for administrative 
            review of an order issued concerning the housing accommodations 
            relating to the above described docket number.

            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 petition. 

            On January 21, 1987, the tenant commenced the proceeding below by 
            filing a complaint of a decrease in services alleging the 

                 1.   Roof leaks - mildew throughout apartment.
                 2.   No access to cellar - if fuses blow, cannot be 
                 3.   Lack of heat - no heat during appropriate 
                 4.   No notification if water is turned off.
                 5.   Sanitation - garbage stored weekly in bags at 
                      97 Nassau Ave.
                 6.   No super - weekends, evenings, no telephone 
                 7.   Rodent infestation - due to garbage
                 8.   Ceilings peeling.
                 9.   Condensation on all windows.
                10.   Water damage throughout.


                11.   Entire apartment needs painting.
                12.   No lease.
                13.   Entire apartment needs plastering.
                14.   Bathroom tiles need to be replaced.
                15.   Bathroom bowl needs to be secured.

            On March 20, 1987, the owner interposed an answer to the tenant's 
            complaint stating that the apartment had been painted and that the 
            mildew was a result of the tenant's cooking and never opening the 
            windows.  The owner denied the allegation concerning heat, rodents, 
            notification that the water would be turned off, access to the 
            cellar and sanitation.  In addition, the owner asserted that these 
            complaints were also recorded in Docket Numbers 220677, 220197 and 

            The Rent Administrator ordered a physical inspection of the sub- 
            ject premises.  The inspection was conducted on April 3, 1987, and 
            found the following services and/or conditions not provided or 

                 1.   Apartment painted in an unworkmanlike manner.
                 2.   Mildew in kitchen closet, bedroom closet walls 
                      and ceiling.
                 3.   Four  windows in the apartment have moisture 
                 4.   Kitchen window has an inch space between the 
                      window and the frame.
                 5.   The bathroom floor tiles are cracked.

            On August 31, 1987, the Rent Administrator directed restoration of 
            these services and a reduction of the maximum legal rent by $15.00 
            + 5% of the maximum legal rent.  The rent reduction was itemized as 

            1.   Apartment painted in an unworkmanlike         5% of maximum 
                 manner.                                               legal rent
            2.   Mildew in kitchen closet, bedroom
                 closet walls and ceiling . . . . . . . .      $  6.00
            3.   Four windows in the apartment have
                 moisture seepage . . . . . . . . . . . .         4.00
            4.   Kitchen window has inch space between
                 the window and frame . . . . . . . . . .         2.00
            5.   The bathroom floor tiles are cracked . .         3.00

                                                               $ 15.00


            On July 2, 1992 the Commissioner issued an order and opinion 
            granting the owner's petition for administrative review in part.  
            The order here under review was modified to revoke the findings 
            relating to apartment mildew, water seepage and lack of painting 
            and to further revoke the rent reductions ordered therefrom as a 
            duplication of a rent reduction ordered in Docket No. AC220273S.  
            The Commissioner also noted that the owner filed a rent restoration 
            application (Docket No. CK220059OR) which was denied based on the 
            owner's failure to repair the kitchen window and frame and bathroom 
            tiles.  The owner requested reconsideration of this order on July 
            28, 1992.  On September 22, 1992 the Commissioner issued an order 
            granting reconsideration.  

            The sole issue to be determined on reconsideration is whether the 
            Administrator had restored the rent based on the repair of the 
            kitchen window and bathroom tiles. As stated in the Commissioner's 
            September 22, 1992 order granting reconsideration, Docket No. 
            BG220017OR issued January 17, 1988 ordered partial rent restoration 
            for these conditions.  Therefore, the Commissioner's July 2, 1992 
            order granting the owner's petition for administrative review in 
            part is modified to delete the paragraph relating to Docket No. 
            CK220059OR and to substitute the following paragraph: "(T)he 
            Commissioner notes that the owner's application for restoration of 
            rent, based on a restoration of services was granted, in part, on 
            January 12, 1988, in an order bearing Docket No. BG220017OR."  In 
            all other respects the order issued on July 2, 1992 is affirmed.

            THEREFORE, in accordance with the Rent and Eviction Regulations for 
            New York City, it is,

            ORDERED, that this petition be, and the same hereby is, granted in 
            part and the District Rent Administrator's order be, and the same 
            hereby is, modified as above set forth and, as so modified, 


                                                     JOSEPH A. D'AGOSTA
                                                     Deputy Commissioner


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