CC420034RO

                                  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.:  CC420034RO
                                                  
          SUSAN WEINSTEIN                         RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BE520250S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                       AND REVOKING RENT ADMINISTRATOR'S ORDER
               
               On March 7, 1988 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued February 23, 1988. The order concerned housing 
          accommodations known as Apt 32 located at 815 West 180th Street, 
          New York, N.Y.  The Administrator directed restoration of services 
          and ordered a reduction of the maximum legal rent.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on May 14, 1987 by filing 
          a Statement of Complaint of Decrease in Services wherein she 
          alleged, in sum, that the owner was not maintaining certain 
          required services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on September 
          15, 1987 and stated that the complaint had been investigated and 
          that repairs had been made.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on December 4, 1987 and 
          revealed the following:

                    1.   Peeling paint and plaster throughout apartment,

                    2.   Inadequate water pressure in apartment.

               The Administrator issued the order here under review on 
          February 23, 1988 and ordered a rent reduction of 10% of the 












          CC420034RO

          maximum legal rent plus $5.00 based on the report of the DHCR 
          inspector.

               On appeal the owner states that it never received a copy of 
          the original complaint and was therefore not able to respond 
          thereto.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be revoked.

               The Commissioner has reviewed the complaint filed by the 
          tenant and is of the opinion that the Administrator's order 
          exceeded the scope of the complaint or were not confirmed on 
          inspection.  The tenant complained about her bathroom ceiling, no 
          cold water in the kitchen and a broken hot water faucet.  The 
          tenant did not complain about peeling paint and plaster throughout 
          the apartment or inadequate water pressure, and the physical 
          inspection by DHCR on December 4, 1987 did not reveal any problems 
          with the water pressure or faucets.  Therefore, since the 
          Administrator ordered a rent reduction for conditions for which the 
          owner had no notice of, the Commissioner grants the petition for 
          administrative review and revokes the order here under review.

               THEREFORE, pursuant to the Rent and Eviction Regulations it is 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, revoked.  Any arrears due and owing the owner based on 
          this Determination of the Commissioner shall not exceed the 
          difference per month between the rent established by the order and  
          the prior rent.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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