BC 420518 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                             JAMAICA, NEW YORK    11433

          APPEAL OF                               DOCKET NO.:     BC-420518-RO 
                    ALEX GATANIS,                 DRO DOCKET NO.: LC-003999-S


                                   IN PART

          On March 23, 1987, the above-named owner  filed  a  petition  for
          administrative review of an order issued on  December  31,  1986,
          by  a  District  Rent  Administrator   concerning   the   housing
          accommodation known as Apartment 5 FE 410 West 36th  Street,  New
          York, New York, wherein rent was reduced due to a  diminution  of

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the petition for review.

          On July 18 1985 the  subject  tenant,  Lorraine  Mayo,  filed  an
          application for a rent reduction based  on  the  owner's  alleged
          failure to maintain service  alleging,  inter  alia  a  defective
          stove and that her apartment  lacked  electrical  outlets  "since

          On August 20, 1985 the owner interposed an answer to the tenant's 
          complaint wherein he alleged that  the  stove  was  in  operating
          condition and that the apartment  is  rent-controlled,  that  the
          tenant has been in occupancy for thirty-two years with  the  same
          electrical sockets that the apartment came with and that  if  she
          wanted additional sockets she would have to pay more for them.

          On July 15, 1986 a  physical inspection of the subject  apartment
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted that the broiler 

          portion of the stove was inoperative and that the  apartment  had
          no electrical outlets.  The inspector noted that the tenant  uses
          extension wiring plugged into sockets attached to light bulbs.
          On December 31, 1986 the District Rent Administrator  issued  the
          order here under review finding that a diminution of services had 
          occurred, reducing the tenant's monthly rental by  seven  dollars

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          (four dollars for the broiler  and  three  dollars  for  electric

          In his petition for  administrative  review  the  owner  requests
          reversal of the administrator's order alleging that it was mailed 
          to his old address, that the boiler  is  operating  properly  and
          that the apartment has always had electrical sockets.

          The Commissioner notes that the administrator's order was  mailed
          to an incorrect address.  Accordingly, the petition  is  accepted
          as having been timely filed.

          After careful consideration the Commissioner is  of  the  opinion
          that this petition should be granted in part.

          After a close review of the records  of  this  Division  and  its
          predecessor agencies the Commissioner  finds  that  wall  outlets
          have never been indicated therein as essential equipment included 
          in the apartment rental nor has the owner ever  received  a  rent
          increase for providing wall outlets.  Moreover, the  Commissioner
          notes that the tenant, in her original complaint, states that the 
          electrical situation in the apartment has  been  the  same  since
          1953  when  she   first   took   occupancy.    Accordingly,   the
          Commissioner determines that it was error for  the  administrator
          to reduce the rent for this item and that the portion of the rent 
          reduction attributable to this item (three dollars monthly)  must
          be revoked.

          Pursuant to Section 2202.4 of the Rent and Eviction  Regulations,
          the landlord and the tenant may,  however,  by  mutual  voluntary
          agreement, subject to the approval of the Administrator, agree to 
          the installation of wall outlets with an adjustment in  the  max-
          imum rent equal to 1/40th of the cost of the installation.

          The Commissioner also notes that the owner has  offered  no  evi-
          dence that the oven broiler was repaired prior  to  the  issuance
          of the Administrator's  order.   Accordingly,  the  four  dollars
          monthly rent reduction for  the  inoperative  broiler  should  be

          Section 2202.16 of the Rent  and  Eviction  Regulations  provides
          that if the owner fails to maintain services, the administrator 

          may order a decrease in the maximum rent in an amount  which  the
          administrator in his discretion may determine.

          The record in the instant case reveals that the tenant complained 
          about problems with the broiler in her apartment and a physical 
          inspection of the premises confirmed  that  this  problem  indeed

          Accordingly,  the  Commissioner  finds  that  the   administrator
          properly determined that the owner had not made needed repairs to 
          the broiler and for this reason a rent reduction is warranted. 

          If there are arrears due to the owner as a result of the  instant
          determination, the tenant shall  be  permitted  to  pay  off  the
          arrears in six equal  monthly  installments  beginning  with  the
          first rent payment date after issuance of this order and opinion. 

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          Should the tenant vacate after the issuance of this order or have 
          already vacated, said arrears shall be payable immediately.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon the restoration of services.

          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 that  the  administrator's  order  be  and  the  same
          hereby is, modified to the extent of revoking  the  three  dollar
          monthly reduction for the absence of electrical outlets.  In  all
          other  respects  the  District  Rent  Administrator's  order   is



                                                  ELLIOT SANDER
                                                  Deputy Commissioner


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