BJ 410273 RT
                                  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



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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW 
          APPEAL OF                               DOCKET NO.: BJ 410273 RT

                      SARA GORFINKLE,
                                                  DRO DOCKET NO.: BC 410085 S

                                  PETITIONER
          ----------------------------------X                                   


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On October 26, 1987 the above-named  petitioner-tenant  filed  an
          Administrative Appeal against an order issued on October 1,  1987
          by the District Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning housing accommodations known as 210 
          East 68th Street, New York, New York, Apartment 16-D.

          The  issue  in  this  appeal  is  whether   the   District   Rent
          Administrator properly denied  the  tenant's  application  for  a
          reduction in rent based upon a decrease in services.

          The District Rent Administrator's order, appealed  herein  denied
          the tenant's application for a decrease in rent on the basis that 
          the facts in the case did not warrant the relief requested  under
          Section 2523.4 of the Regulations.  This order was issued without 
          prejudice to the tenant's filing of another application, if other 
          facts can be shown, which warrant relief under the regulations.

          On appeal, the petitioner-tenant alleged that the  District  Rent
          Administrator did not give any substantive reason for the  denial
          of her application for a  decrease  in  rent  predicated  on  the
          owner's failure to repair a clanging radiator in her apartment.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          should be denied.


          The  record  shows  that  the  tenant  began  complaining   about
          clanging radiators immediately after the owner installed two  new
          oil burners and two new boilers in December, 1984.

          The tenant filed the subject complaint for  a  decrease  in  rent
          with the Division of Housing  and  Community  Renewal  (DHCR)  on
          March 2, 1987.

          On April 1, 1987 the  owner  filed  an  answer  to  the  tenant's
          complaint stating that the tenant is precluded  from  complaining






          BJ 410273 RT
          about the  burner-boiler  installation  because  two  years  have
          elapsed since the tenant was notified  of  an  increase  of  rent
          predicated on such installation; that all necessary repairs  were
          made in the subject apartment; that numerous radiator steam traps 
          were installed throughout the building; that none  of  the  other
          residents  of  the  building  have  complained   about   clanging
          radiators and that, therefore, an inspector should be sent to the 
          subject apartment to resolve the issue.

          Section 2523.4(a) of the  Rent  Stabilization  Code  provides  in
          pertinent part that:

               A tenant may apply to the DHCR for a reduction of the  legal
               regulated rent to the level in  effect  prior  to  the  most
               recent guidelines adjustment, and the DHCR shall  so  reduce
               the rent for the period for which it is found that the owner 
               had failed to maintain required services.  

          The Commissioner finds that the District Rent Administrator acted 
          properly in holding that the tenant failed to show that any noise 
          emanating from the radiator constituted a  reduction  in  service
          within the meaning of 9 NYCRR 2523.4  warranting  a  decrease  in
          rent.

          A review of DHCR records disclosed that there are no  outstanding
          building-wide  service  complaints   involving   allegations   of
          clanging radiators  in  this  building  other  than  the  subject
          tenant's.

          Accordingly, the District  Rent  Administrator  did  not  err  in
          issuing the order of October 1, 1987.

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

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and the  Administrator's  order  be,  and  the  same  hereby  is,
          affirmed.


          ISSUED:
                                                  ------------------------
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
           
             
                                          
    

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