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

          APPEAL OF                              DOCKET NO.: CB410102RT      
                                                 DOCKET NO.: BD410678S            
                                PETITIONER       PREMISES: 98 Morningside Ave.
                                                           Apt. 34
                                                           New York, NY      


          The above-named tenant filed a timely petition for administrative 
          review of an order issued on January 6, 1988 concerning the housing 
          accommodations relating to the above-described docket number.  

          The issue in this appeal is whether the Administrator's order was 

          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 this administrative appeal.

          This proceeding was commenced on April 2, 1987 by the tenant filing 
          a complaint which asserts that the owner failed to maintain various 
          services in the subject apartment including, but not limited to, 
          "water-soaked walls and ceilings." The tenant applied for a rent 

          On June 29. 1987, DHCR transmitted a copy of the tenant's complaint 
          to the owner.

          Thereafter, an on-site inspection of the subject apartment was 
          conducted on November 10, 1987 by a DHCR staff member who found that 
          the defective frame of the apartment door, the defective apartment 
          intercom and the defective light fixture in the pantry had been 


          repaired. The remaining condition is the peeling paint on the tin 
          ceiling of the bedroom.

          Another inspection was conducted on December 18, 1987 by a DHCR 
          staff member who found the apartment door frame and the apartment 
          intercom repaired. However, the inspector reported that the light 
          fixture in the pantry had no switch to turn it off and on; that the 
          living room ceiling and walls have crack lines, peeling paint and 
          plaster and water stains; that the hallway walls and ceilings are 
          peeling paint and plaster; and that the ceilings and walls of 
          bedrooms 1, 2 and 3 have cracked lines and peeling paint and 

          On January 6, 1988, the Administrator determined that the tenant did 
          request a rent reduction but based on the evidence, a rent reduction 
          is not warranted. The Administrator directed the owner to restore 
          the services to the required level by correcting the peeling paint 
          in the bedroom ceilings.

          In this petition, the tenant contends that a leak in the apartment 
          above is causing the ceilings and walls to collapse; and that the 
          Administrator's order should include these conditions.

          On March 24, 1988, a copy of the tenant's petition was mailed to the 

          After careful consideration, the Commissioner is of the opinion that 
          the petition should be granted.

          The record clearly shows that the tenant originally complained of 
          water-soaked walls and ceilings. As set forth above in the December 
          18, 1987 inspection report,  the existence of these defective 
          conditions was verified.

          The tenant raised no other issue on appeal. Accordingly, the 
          Commissioner grants the petition and modifies the Administrator's 
          order, directing not only repairs of the bedroom ceilings but 
          following the inspection report- the ceilings and walls of the 
          living room, the hallways and bedrooms 1, 2 and 3.


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

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


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


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