BA 410229 RO
                                  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.: BA 410229 RO

               Fred Ziess                      DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: ZLS 003987-S
                                              
                                   PETITIONER
          -----------------------------------X

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                          
          On January 14, 1987  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          December 12, 1986 by  the  District  Rent  Administrator,  (Gertz
          Plaza) concerning housing accommodations known as 225  East  10th
          Street, New York, New York, Apt. 3B,  wherein  the  Administrator
          determined that certain  services  were  not  being  provided  or
          maintained and as a  result  reduced  the  rent  of  the  subject
          apartment.

          The issue herein is whether  the  District  Rent  Administrator's
          order was warranted.

          The Commissioner has reviewed all of the evidence in  the  record
          and had carefully considered that portion of the record  relevant
          to the issue raised by administrative appeal.

          This proceeding was commenced on July 22, 1985  by  the  tenant's
          filing of a complaint of decreases services  wherein  the  tenant
          alleged, in substance, that the air conditioner is defective  and
          inoperable; and that  the  owner  is  required  to  maintain  all
          appliances which it provides pursuant to her lease.

          In response to the tenant's complaint,  the  owner  submitted  an
          answer stating, in substance, that air  conditioner  service  was
          not listed in the 1984 apartment registration which  the  subject
          tenant failed to timely challenge; and that no additional  charge
          for an air conditioner unit reflected in the tenant's rent.

          On December 12, 1986 the  Rent  Administrator  issued  the  order
          hereunder review finding a diminution of  services  had  occurred
          and reducing the tenant's rent to the level in  effect  prior  to
          the last rent guidelines increase commencing before the effective 
          date of the order.

          In this petition the  owner  contends,  in  substance,  that  the
          Administrator's order should be revoked because the conditions of 
          items for which the rent  was  reduced  were  not  cited  in  the
          tenant's complaint.

          In response the tenant stated, in substance,  that  it  had  only
          complained about a defective air conditioner; and that it did not 






          BA 410229 RO
          request a rent reduction but rather a restoration of service.

          The Commissioner is of the opinion that this petition  should  be
          granted.

          A review of the record below establishes that the  conditions  of
          items (bathroom  was  painted  with  paint  that  did  not  match
          grouting around bathtub was repaired in an unworkmanlike  manner,
          defective  windows  throughout  the  apartment)  for  which   the
          Administrator reduced the rent were not  cited  in  the  tenant's
          service complaint or confirmed by  the  DHCR  inspectorial  staff
          report.

          Accordingly, the Commissioner is of the opinion  and  finds  that
          the basis for the Administrator's order was  not  warranted;  and
          thus said order must be revoked.

          This order is issued without prejudice to the tenant's filing  an
          application for a rent reduction for any decrease in services, if 
          the facts so warrant.

          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and Code, it is

          ORDERED, that this petition for administrative review be, and the 
          same  hereby  is,  granted,  and  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, revoked.

          Note: The tenant may pay any arrears in rent resulting from  this
          order in 24 equal monthly installments.

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner