ADM. REVIEW DOCKET NO.: BJ 430010 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.:               
                                                 BJ 430010 RO 
                                              :
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.: BC 410081 S  
                                                
                  JOAN HUPPERT                   PREMISES: 116 W. 87th St.  
                                                           Apt. 2
                                                           New York, NY
                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The  above-named  owner  filed   a   timely   petition   for
          administrative review of an order issued on  September  28,  1987
          concerning the  housing  accommodations  relating  to  the  above
          described docket number.

               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.  

               The tenant  commenced  the  proceeding  below  by  filing  a
          complaint asserting that a roof leak had caused water  stains  on
          the bedroom ceiling and walls as well  as  water  damage  to  his
          personal property.  The tenant requested a rent reduction.

               In answer to the complaint,  the  owner  asserted  that  the
          water damage was caused by another tenant, that the owner is  not
          responsible for damage to the tenant's  personal  property,  that
          the roof would be replaced, and that if the leak  damage  was  so
          severe, the ceiling would have fallen.

               Thereafter  an  inspection  of  the  subject  apartment  was
          conducted by a D.H.C.R. inspector, who confirmed the existence of 
          water stains on the bedroom ceiling and wall. 




               The  Rent  Administrator  directed  restoration   of   these
          services and further ordered a reduction of the  legal  regulated
          rent.

               In his petition for administrative review, the owner states, 
          in substance, that the tenant did n t  ask  to  have  the  water-
          stained areas repainted but was rather seeking reimbursement  for
          his ruined mattress.  The owner  included  with  the  petition  a






          ADM. REVIEW DOCKET NO.: BJ 430010 RO
          statement signed by the tenant that as of  October  7,  1987  the
          necessary painting had been completed.

               After careful consideration,  the  Commissioner  is  of  the
          opinion that the petition should be denied.

               Section 2523.4 of the Rent Stabilization Code requires  DHCR
          to reduce the rent, upon application by  a  tenant,  based  on  a
          finding that the owner has failed to maintain required  services.
          Required services are defined by Section  2520.6(r)  to  include,
          among other things, repairs, decorating and maintenance.    
               
               The record in the  instant  case  reveals  that  the  tenant
          specified in the complaint water-stains on  the  bedroom  ceiling
          and walls due to a flood and requested  a  rent  reduction.   The
          owner was served with the complaint and  was  on  notice  of  the
          obligation to repair the water damaged areas of the apartment  in
          order to avoid a rent reduction.  The  inspection  confirmed  the
          existence of defective conditions and based on this finding,  the
          Administrator was  required  to  order  a  rent  reduction.   The
          tenant's other  allegations  regarding  damage  to  his  personal
          property were properly dismissed by the  Administrator  as  being
          outside the jurisdiction of this agency.  The petitioner has  not
          established   any   basis   for   modifying   or   revoking   the
          Administrator's order.  
               
               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, it is

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

          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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