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

          APPEAL OF                              DOCKET NO.:              
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:

                                                 PREMISES:  1829 East 14th   
                                                 St., Brooklyn, N. Y.

                 LISA KWONG,                                                 

                              PETITIONER      : 

                                 PROCEEDING ON APPEAL
               The above-named owner filed a timely petition for 
          administrative review of an order issued on October 27, 1987 
          concerning the housing accommodations relating to the above- 
          described docket number.

               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.  

               The proceeding was commenced on December 4, 1986 by various 
          tenants filing a complaint of a decrease in numerous building-wide 

          ADM. REVIEW DOCKET NO.: CB230358RO

               On January 27, 1987, a copy of the tenants' complaint was 
          transmitted to the owner who filed an answer on February 17, 1987, 
          stating among other things:       

                   *incinerator services had been discontinued in 1976
                    because a garbage room provides the essential service of  
                    trash storage removal;
                   *there is sufficient lighting in the hallways; and
                   *the small garden area in the building is well-kept.

               On April 7, 1987, an on-site inspection of the building was 
          conducted by a Division staff member who reported, in pertinent 
          part, that incinerator services had been discontinued and tenants 
          take their own garbage out, and that the lobby has insufficient 
          lighting (2 lights missing).

               On June 25, 1987, another inspection found that in the lobby, 
          one light is inoperative. 

               Based on these inspections, the Administrator directed the 
          restoration of services and ordered rent reductions for the rent- 
          stabilized and rent-control tenants.  The rents for the rent- 
          control tenants were reduced by $5.00 ($4.00 incinerator services, 
          $1.00 lobby light.)

               In the petition for administrative review, the owner contends 
          in substance that she never received a copy of the original 
          complaint; that incinerator services had been discontinued for more 
          than 10 years; that there is sufficient lobby lighting; and that 
          the inoperative light fixture is not used for lighting but only to 
          install an electric polisher and other appliances.  

               On May 13, 1988, the Division mailed a copy of the owner's 
          petition to the tenants.

               After careful consideration, the Commissioner is of the 
          opinion that this proceeding should be remanded on appeal.

               The owner's alleged non-receipt of the tenants' complaint is 
          belied by the record.  The Division mailed a copy of the tenants' 
          complaint to the owner who answered, addressing allegedly all the 
          issues raised by the tenants. 


               Although a search of rent control records reveals that garbage 
          disposal or incinerator services was not a base date service, the 

          ADM. REVIEW DOCKET NO.: CB230358RO

          fact is that the parties admit that incinerator services were once 
          provided and later discontinued.  The owner has registered trash 
          disposal/removal as one of the building services.

               The Commissioner notes that where the owner is required by law 
          to shut down incinerator services and to place garbage cans on the 
          street, in the basement or in the rear courtyard, the tenants were 
          entitled to a level of service equivalent to that provided on the 
          base date, which may be door-to-door or floor-by-floor garbage 
               The relevant inquiry in this case is whether the owner 
          provided an adequate substitution for incinerator services.  The 
          inspector's report on April 7 1987 vaguely states that the tenants 
          take their own garbage out.  It is not clear whether the tenants 
          put their garbage in a trash disposal/remover on the same floor or 
          down to a garbage room in the basement or out into the streets.  
          Accordingly, the issue of garbage disposal is remanded to the 
          Administrator for further processing.

               As to the defective lobby light, the Administrator's 
          determination was based upon on-site inspections which confirmed 
          the existence of an inoperative lobby light.  The owner's bare 
          assertion in the petition that this inoperative light fixture was 
          not used for lighting but as a plug-in for appliances was not 
          raised in the proceeding below prior to the issuance of the order.  
          Thus, this unsubstantiated allegation is beyond the scope of 
          review, which is limited to the issues and evidence before the 

               If the owner has already complied with the Administrator's 
          order and there are arrears due to the owner as a result of the 
          instant determination, the tenants may pay off the arrears in 
          twelve (12) equal monthly installments.  Should the tenant vacate 
          subsequent to the issuance of this order, said arrears shall be 
          payable immediately.  


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

          ADM. REVIEW DOCKET NO.: CB230358RO

               ORDERED, that this petition be, and the same hereby is, 
          granted in part to the extent that the Administrator's finding as 
          to incinerator services is revoked, that the Administrator further 
          process (by a re-inspection if necessary) how the tenants disposed 
          of trash in their building, whether the garbage room is on every 
          floor or whether the tenants have to go down into the basement 
          garbage room or outside the building.  It is further ordered, in 
          all other respects, that the petition is denied and the 
          Administrator's order is affirmed. 


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



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