ADM. REVIEW DOCKET NO.: BK610109RO


                                  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.:              
                                                 BK610109RO 
                                              :  
                                                 
                                                 
                                                 
                                                 
                                                 


                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 BC610294S
                                             
                                                 PREMISES: 3515 Rochambeau   
           JOEL YASGUR/ROSS YASGUR/              Ave., Apt. No. 3A, Bronx,   
           3515 REALTY CORP.,                    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 October 21, 1987 
          concerning the housing accommodations relating to the above- 
          described docket number wherein the Administrator ordered a rent 
          reduction based on a finding of a decrease in services.

               The issue in this appeal is whether the Administrator's order 
          was warranted.

               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 administrative appeal.  

               This proceeding was commenced on March 10, 1987 by a rent- 
          stabilized tenant filing a complaint, asserting that "the bathroom 
          floor...is at angle," the floor tiles need replacing, and the 
          "living room floor is also at an angle." 














          ADM. REVIEW DOCKET NO.: BK610109RO

               On April 3, 1987, the Division sent the owner a copy of the 
          tenant's complaint. 

               In an answer filed on April 20, 1987, the owner denied the 
          allegations as set forth in the tenant's complaint and otherwise 
          asserted that in the past, the tenant complained to obtain a rent 
          reduction and would not allow the repairman to do repairs.

               An on-site inspection of the subject apartment was conducted 
          on July 30, 1987 by a Division staff member who reported that "the 
          bathtub is very uneven", "sinking down by the faucet wall", about 
          four inches (4") unlevel, and needing repair.

               The Administrator directed restoration of services and ordered 
          a reduction of the stabilized rent. 

               In the petition for administrative review, the owner contends 
          in substance that there is no such bathtub violation as indicated 
          by copies of inspection reports from the New York City Department
          of Housing Preservation and Development.  In addition, the owner 
          alleges that he received no prior notice of the tenant's complaint.

               In answer, the tenant states in substance that as a senior 
          citizen, he finds it difficult to use the bathroom due to the 
          uneven flooring, and that he easily slides on the uneven tub.  

               The Commissioner is of the opinion that the petition should be 
          denied.

               In respect to the owner's allegation that he was not notified 
          of the tenant's complaint, the record clearly shows that the owner 
          answered the complaint below.

                The Administrator's determination was based upon an 
          inspector's report dated July 30, 1987 which confirmed the problem 
          with the defective tub.  The Administrator's determination was in 
          all respects proper and is hereby sustained.

               Furthermore, the owner-submitted copy of Notice of Violation 
          from the New York City Department of Housing Preservation and 
          Development dated May 21, 1987 shows that the bathroom needs to be 
          repaired due to "broken or defective ceramic tile floor" and the 
          "excessive settlement of floor."   

               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 Administrator's order be, and the same hereby 






          ADM. REVIEW DOCKET NO.: BK610109RO

          is, affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    







    

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