ADM. REVIEW DOCKET NO.: BH 610111 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.:               
                                                 BH 610111 RO 
                                              :
                                                 DRO DOCKET NO.:          
                                                 AK 610519 S              
                 MOORBUILT ARMS, INC.        
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 6, 1987, the above named petitioner-owner filed  a
          Petition for Administrative Review (PAR) against an order  issued
          on July 7,  1987  by  the  Rent  Administrator  at  Gertz  Plaza,
          Jamaica, New York, concerning the housing accommodations known as 
          2257 University Ave., Bronx, New York 10468,  Apartment  No.  1B,
          wherein the Administrator determined the tenant's complaint of  a
          reduction of services.

               In the proceedings below, the owner acknowledged service  of
          the tenant's complaint,  but  asserted  that  the  complaint  was
          illegible and made no sense.  Nevertheless, the owner stated that 
          the tenant's refrigerator had  been  repaired,  in  lieu  of  the
          tenant's request for a used replacement in good  condition.   The
          owner also alleged that  the  refrigerator  defects  were  tenant
          induced.  The answer was silent as to the tenant's complaint of a 
          defective bathtub.  An inspection  conducted  on  April  1,  1987
          confirmed that the refrigerator and  bathtub  remained  defective
          and required repairs.  

               On  appeal,  the  owner  sets  forth   that   the   tenant's
          refrigerator has been replaced.  However, the owner  claims  that
          there are no used bathtubs available, and that the tenant refused 
          to accept a new one and pay the costs pursuant to the  provisions
          of the Code.  The owner reiterates that the refrigerator  defects
          were tenant induced.  


               The applicable law is Section 2520.6(r) and  2523.4  of  the
          Rent Stabilization Code.

               To remedy defective equipment an owner  has  the  option  of
          repairing the unit,  installing  a  new  model  or  installing  a
          working used model.  Given that an owner is normally required  to
          obtain the tenant's written consent to a rent  increase  for  new
          equipment,  an  owner  will  normally  choose  to  install   used






          ADM. REVIEW DOCKET NO.: BH 610111 RO
          equipment at no cost to the  tenant,  if  existing  equipment  is
          irreparable.  However, when neither adequate repair  nor  a  used
          substitute is available, the owner cannot compel  the  tenant  to
          accept a reduced level of services or to accept a  rent  increase
          for new equipment.  In such instances,  the  owner  must  restore
          services with new equipment, if necessary, at no additional  cost
          to the tenant, in order to be eligible for a rent restoration. 

               The Administrator properly found  a  reduction  of  services
          based on the  record  presented,  including  an  inspection  that
          confirmed the tenant's allegations of  defective  equipment.   In
          the absence of evidence that the conditions were tenant  induced,
          the rent reduction  granted  was  proper.   Whether  or  not  the
          conditions were tenant induced, the owner also has  a  continuing
          obligation to maintain services and to  make  repairs.   However,
          this determination is without prejudice to the owner's  right  to
          seek relief for any alleged damages caused by the  tenant,  in  a
          Court of competent jurisdiction, as the facts may warrant.  

               The owner  is  advised  to  apply  for  a  rent  restoration
          predicated upon a restoration  of  services,  as  the  facts  may
          warrant, if the owner has not done so already.

               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, denied, and that the order  of  the  Rent
          Administrator be, and the same hereby is, affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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