Docket No. BI730241RO
                                    STATE OF NEW YORK 
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: BI730241RO  

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: AAL710027/0055B
          Mrs. Fay Smith/DCA Realty Co.           Premises: 31 Lenox Road,
          c/o Horing & Welikson                             various apts.
                                                           Rockville Centre
                                                            New York


              The Commissioner has reviewed all the evidence in the record 
          and has carefully considered that portion of the record relevant to 
          the issues raised by the petition.

              The issue under consideration in this proceeding is whether the 
          Administrator's order was correct.

              The owner appealed the Administrator's above-captioned order, 
          issued on August 28, 1987 which found that a reduction in services 
          existed at the above-captioned premises, to wit, that the carpeting 
          in the 1st and 2nd floor hallways was defective.  The Administrator 
          furhter ordered a rent reduction at the subject premises.

              On appeal, the owner contends that the rent reduction was 
          "unwarranted," inasmuch as repairs were underway at the time the 
          DHCR Inspector visited the subject premises.  The Administrator's 
          order is based on the Inspector's findings.  The owner further 
          contends that as a result of the Administrator's order, some 
          tenants would have their rent reduced twice.

              The Commissioner is of the opinion that this petition should be 

              An examination of the record reveals that the tenants' original 
          complaint of service decreases named, in addition to the carpets 
          mentioned above, various other alleged decreases in service.  The 
          DHCR Inspector's report states that these other alleged defects 

          Docket No. BI730241RO

          alternatively had been repaired, were undergoing repair or didn't 
          exist.  This examination additionally reveals that on November 5, 
          1987, some 2 months after the Administrator's Order was issued, the 
          Administrator received a letter from Mrs. Arlene Glantz, a tenant 
          of the subject premises.  The Commissioner notes that Mrs. Glantz 
          was the lead signatory of the complaint, and that the complaint was 
          mailed to the DHCR in an envelope bearing Mrs. Glantz' name with 
          the return address.  In the letter, Mrs. Glantz emphasizes that the 
          tenants only desired restoration of services and not a rent 
          reduction, as ordered by the Administrator.  (An examination of the 
          complaint form confirms Mrs Glantz' contention.)   Mrs. Glantz 
          further informs the Administrator that "At this point in time, the 
          complaints referred to have been satisfied".

              Based on the above, the Commissioner finds that the complanned 
          of reductions in service were substantially repaired by the time of 
          the D.H.C.R. Inspection, and that the complaining tenants did not 
          desire a rent reduction.  The Commissioner is thus of the opinion 
          that the Administrator erred both in finding a reduction in 
          services and in ordeing a rent reduction.

              THEREFORE, in accordance with the provisions of the Tenant 
          Protection Regulations, it is

              ORDERED, that this petition for administrative review be, and 
          the same hereby is, granted, and, that the order of the Rent 
          Administrator be and the same hereby is, revoked.  All rents 
          withheld by tenants as a result of the Administrator's order are to 
          be refunded to the owner over a period not exceed sixty (60) 


                                             Joseph A. D'Agosta
                                             Acting Deputy Commissioner


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