STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                             DOCKET NO.: BL410170RT 
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: BD410529S       
               LORETTA KAUFMAN,                                      
               On December 2, 1987, the above-named petitioner-tenant filed 
          a petition for administrative review (PAR) of an order issued on 
          November 17, 1987, by the Rent Administrator, concerning the 
          housing accommodation known as 185 West End Avenue, New York, NY, 
          Apt. 2G wherein the Administrator denied the tenant's complaint 
          upon a finding that the condition complained of had been corrected.

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

               This proceeding was commenced by the filing of a complaint on 
          April 22, 1987 alleging a decrease in services in the nature of a 
          knocking and banging noise in the living room wall.  An inspection 
          conducted by an agency employee on October 1, 1987 found that there 
          was no noise at the time of inspection resulting in the order 
          herein appealed.  

               In the PAR, the tenant contends that the problem is in the 
          heating pipes, that on the day of inspection the heat was shut off 
          but that four days later the noise returned when the heat resumed.

               The Commissioner is of the opinion that the petition should be 

               In her complaint the tenant advised that the apartment was 
          undergoing cooperative conversion effective May 1, 1987 and the 
          record reflects that such conversion did take place.  On that date 
          the owner's and tenant's rights and obligations including the 
          tenant's obligation to pay rent under the rent stabilized lease 
          terminated.  The tenant's rights from that day were defined in a 
          proprietary lease between the tenant and the co-op corporation and 
          presumably the tenant began paying rent to the co-op corporation in 
          the form of maintenance.


               While this does not bar a tenant from enforcing agreements 
          contained in the rent stabilized lease, in this case, a finding of 
          a decrease in apartment services would result in no adjustment of 
          the rent.  

               An order reducing the rent upon a finding that services have 
          not been maintained is effective on the first day of the month 
          following the date of service on the owner of the tenant's 
          complaint.  In this case, the owner was served with the tenant's 
          complaint on May 1, 1987.  Therefore, any rent reduction order 
          would not be effective until June 1, 1987, by which date the tenant 
          had ceased paying rent under the rent stabilized lease.

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

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


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        


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