BE410027RT
                                  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.:  BE410027RT
                                                  
          MINH PHAM                               RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BA410012RP
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                     IN PART AND MODIFYING ADMINISTRATOR'S ORDER

               On April 4, 1987 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued January 6, 1987. The order concerned housing 
          accommodations known as Apt 2F located at 259 West 15th Street, New 
          York, N.Y.  The Administrator ordered the owner to restore certain 
          services in the subject apartment but declined to order a rent 
          reduction.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on February 7, 1986 by 
          filing a Statement of Complaint of Decrease in Services wherein the 
          tenant alleged, among other things, the existence of a defective 
          bedroom radiator.  The complaint was assigned Docket No. AB410655S.

               On July 1, 1986 the Administrator issued an order dismissing 
          the complaint on the grounds that the tenant vacated the subject 
          apartment.  The tenant filed an administrative appeal of this order 
          and stated that the apartment had not been vacated.  On December 
          19, 1986 the Commissioner granted the tenant's petition for 
          administrative review and remanded this proceeding to the 
          Administrator for further processing (Docket NO. ART12254L).

               On January 27, 1987 the Administrator sent the parties a 
          Notice of Proceeding to Reconsider Order.  This proceeding was now 
          assigned Docket No. BA410012RP.  The Administrator then opened a 
          new proceeding based on the same complaint of the tenant and 
          assigned this proceeding Docket No. BL410024RP.  The Administrator 
          terminated the proceeding in Docket No. BL410024RP upon discovery 
          that Docket No. BA410012RP had been opened.












          BE410027RT

               
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on March 25, 1988 and 
          revealed, among other things, that the bedroom radiator was 
          leaking.

               The Administrator issued the order here under review directing 
          the owner to replace the sanitex/wall covering and or remove the 
          same and paint in the kitchen and bathroom in a workmanlike manner, 
          within 20 days from the issuing date of this order.  The 
          Administrator did not order a rent reduction.  

               On appeal the tenant states that the order here under review 
          is defective in that it makes reference to conditions not 
          complained of.  The tenant again requests that the owner repair the 
          radiator.  The petition was served on the owner on April 30, 1987.  
          The owner did not file a response.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted
          in part and the Administrator's order should be affirmed as 
          modified herein.

               It is apparent, however, that the Administrator erred in 
          basing the order on a condition that was not complained of.  
          Therefore, the order here under review is modified to delete the 
          direction to make repairs in the kitchen and bathroom. The owner is 
          instead directed to repair the bedroom radiator, which the 
          inspector reported was leaking.  

               The Commissioner notes that the owner has had ample notice 
          that the bedroom radiator was the subject of this proceeding when 
          it was served with the complaint, the tenant's petition filed in 
          1986 (ART12254L), the Commissioner's order issued in December 1986 
          on the tenant's petition, the reopening order pursuant to remand 
          (BL410024RP), and the instant petition.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is











           
               ORDERED, that this petition be, and the same hereby is, 






          BE410027RT

          granted in part,  and that the Rent Administrator's order be, and 
          the same hereby is, affirmed as modified herein.
          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                       






    

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