CH610108RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CH610108RO

                    3424 Dekalb Associates,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BI610388S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                          AND REVOKING RENT REDUCTION ORDER

          The above-named owner-petitioner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 3424 Dekalb Avenue, Apt. 4CC, Bronx, 
          New York.

          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 the petition.

          The tenant commenced the proceeding below by filing a complaint on 
          September 25, 1987 asserting that the owner had failed to maintain 
          certain services in the subject apartment.  Specifically, the 
          tenant stated that there was no electricity in the kitchen and that 
          the wiring was poor throughout the apartment.

          In an answer, the owner asserted that all work has been completed 
          to the satisfaction of the tenant.

          On February 19, 1988, the Administrator sent the tenant a notice 
          asking if the complaint had been resolved.  The tenant responded, 
          listing thirteen items requiring repairs that were not part of the 
          complaint.  

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on April 11, 1988, who reported that the kitchen 
          and bathroom walls have holes and need painting, but that there was 
          no evidence of defective wiring.

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the stabilization rent.












          CH610108RO


          In its petition for administrative review, the owner states, in 
          substance, that no notice of the complaint was received by them; 
          otherwise, they would have repaired the defective conditions 
          earlier.  She further states that the tenant gave them an 
          appointment for July 29, 1988 to do the work.  The owner also 
          included a signed copy of the work order with the tenant's 
          signature indicating that plastering was done in the kitchen, 
          bathroom, hallway and livingroom.

          The DHCR served a copy of the petition on the tenant on September 
          30, 1988.

          The tenant's complaint mentioned wiring problems exclusively and 
          that was the only condition the owner was on notice of the need to 
          investigate and repair if necessary.  The subsequent list of 
          complaints submitted by the tenant to the Rent Administrator was 
          not served on the owner.  Without notice of the need to make 
          repairs to these conditions, a rent reduction for failure to 
          maintain services is not warranted and must be revoked.

          The Division's records reveal that the tenant has vacated the 
          apartment and that no rent restoration order has been granted.  Any 
          rent arrears due as a result of this order are due and payable 
          immediately by the complaining tenant and may be paid back in 
          twelve monthly installments by the current occupants, if necessary.  
            
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted and the Administrator's order 
          should be revoked.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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.

          ISSUED:

                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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