Doc. #CH220126RO
                                  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.: CH220126RO
                                                    
                      
                Gloria Greenbaum,             :     RENT ADMINISTRATOR'S
                                                    DOCKET NO.: BJ220526S


                              PETITIONER      :     
          ------------------------------------X               


          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW AND
                                   RESTORING RENT

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 2077 East 12 Street,Apt. 5C, Brooklyn, New 
          York wherein the Administrator determined that the rent for the 
          subject apartment should be reduced based upon a diminution of 
          service.

          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 petition.

          The tenant commenced the proceeding below by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, dated December 16, 1987, the owner denied the 
          allegations set forth in the complaint or otherwise asserted that 
          all required repairs had been or will be completed.

          Thereafter, on May 6, 1988, an inspection of the subject apartment 
          was conducted by a D.H.C.R. inspector who confirmed the existence 
          of the following defective condition:

                    Refrigerator door gasket is old and worn out.

          The Rent Administrator directed restoration of this service and 
          further ordered a reduction of the maximum rent by $5.00 per month.

          In its petition for administrative review, the owner states, in 
          substance, that the part necessary to repair the tenant's old 
          refrigerator is no longer made; the tenant was offered the option 
          of a new refrigerator or a rebuilt one and she chose to keep her 
          present one, advising that it works fine.

          The DHCR served a copy of the petition on the tenant on October 4, 
          1988.  The tenant answered that the refrigerator was replaced with 






          Doc. #CH220126RO


          a used unit on September 27, 1988.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied, but the rent should be 
          restored.

          Pursuant to Section 2202.16 of the  Rent and Eviction Regulation, 
          a rent reduction is authorized where there has been a decrease in 
          essential services or equipment required to be provided.  Essential 
          services are defined in Section 2200.3 to include repairs, 
          maintenance, and kitchen facilities.  The owner's petition does not 
          establish any basis for modifying or revoking the Administrator's 
          order which determined that the owner was not maintaining essential 
          services based on a physical inspection on May 6, 1988, confirming 
          the existence of defective conditions in the subject apartment for 
          which a rent reduction is warranted.

          Based on the tenant's statement that the refrigerator was replaced 
          with a used one on September 27, 1988, the  rent is restored 
          effective the first rent payment following issuance of this order.

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, it is 

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Rent Administrator's order be, and the same hereby is, 
          affirmed.

          ISSUED:                                                           
                                                                           
                                                 Joseph A. D'Agosta
                                                 Deputy Commissioner
    

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