CB210038RT

                                  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.: CB210038RT
                               
          HOWARD & SHERYL WEINER                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BJ210143S

                                  PETITIONERS
          -----------------------------------x


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


          On February 16, 1988 the above-named petitioner-tenants filed a 
          petition for administrative review against an order issued on 
          February 5, 1988 by a Rent Administrator concerning the housing 
          accommodation known as Apt. D-7, 303 Avenue P, Brooklyn, New York, 
          wherein the Administrator determined that the owner was not 
          maintaining certain services, directed restoration of such 
          services, and ordered a rent reduction.

          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.

          The record indicates that the tenant filed a complaint on October 
          7, 1987 alleging that the owner was not maintaining certain 
          services.  The tenant listed a leaking ceiling, defective electric 
          wiring, holes in the kitchen and living room walls and ceilings, a 
          gas leak from the stove, vermin infestation which the tenant treats 
          with her own exterminator, drafty windows, apartment needing 
          painting, and water temperature too hot, as conditions requiring 
          repair.  The complaint was served on the owner but no answer was 
          received.

          A physical inspection on December 15, 1987 revealed a leak-damaged 
          bathroom ceiling, cracked and peeling plaster on the kitchen and 
          living room  ceilings, a stove that appeared to have a gas leak,  
          a window in the living room that does not close properly, and a 
          need for plaster repair and painting throughout the apartment.  No 
          defects were found in the electric wiring or hot water temperature,
          and no vermin infestation was detected.

          A rent reduction was ordered for peeling paint and plaster 












          CB210038RT

          throughout the apartment and for a defective living room window 
          sash.

          In the petition for administrative review , the tenant asserts that 
          the order failed to list all the complaints including defective 
          wiring, holes throughout the apartment, gas leak from stove, vermin 
          for which tenants use their own exterminator and the apartment 
          needing paint.

          The petition was served on the owner on March 9, 1988.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted in part and the Administrator's 
          order should be modified.  

          A review of the  entire record reveals that the inspector did find 
          that plaster repairs and painting were required throughout the 
          apartment and the Administrator's rent reduction Order did cite 
          this condition which encompasses the tenants' contention that there 
          are holes in the walls and ceilings and that the apartment requires 
          painting.  The inspector did not find that the wiring was defective 
          and this condition was properly not included among the  items the 
          owner was directed to repair.  The inspector also did not find 
          evidence of vermin infestation. 

          However, the inspector did report that the stove appeared to have 
          a gas leak and this condition should have been included in the 
          order as a condition the owner failed to repair for which a rent 
          reduction is warranted.

          The Division's records reveal that the owner has filed a rent 
          restoration application which is pending (docket No. HC210058OR).  
          A copy of this order is being sent to the that proceeding for 
          consideration in determining whether all required repairs have been 
          completed.

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










          ORDERED, that this petition be and the same hereby is granted in 
          part and the Rent Administrator's order be and the same hereby is 
          modified in accordance with this order and opinion.







          CB210038RT

          ISSUED:


                                                                            
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner






    

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