CI410086RO
                                    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.:              
                                                  CI410086RO
                I.B. SIMKOWITZ REALTY,
           c/o  FINKELSTEIN, BORAH, SCHWARTZ,     RENT ADMINISTRATOR'S
                ALTSCHULER & GOLDSTEIN, P.C.      DOCKET NO.:
                                                  BI510590S
                                   PETITIONER                         
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                       AND REVOKING RENT ADMINISTRATOR'S ORDER


          On September 19, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          August 12, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as Apartment 10-A at 680 West End Avenue, 
          New York, New York, wherein the Administrator determined that the 
          owner was not maintaining certain services, directed restoration of 
          such services, and ordered a rent reduction.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          The record indicates that the tenant filed a complaint on September 
          11, 1987 alleging that the owner was not maintaining certain 
          services, including the commode in the main bathroom.

          In answer to the complaint, the owner stated in relevant part, that 
          a tenant-created stoppage in the toilet was cleared on September 
          20, 1987 and a new flushometer had been installed on June 16, 1987.

          The tenant replied that no foreign substance has been removed from 
          the toilet and the flushometer that was installed did not solve the 
          problem.

          A physical inspection by a Division employee on May 25, 1988 
          revealed that top surface of the toilet in the second bathroom is 
          cracked and the water pressure requires adjustment in the toilet in 
          the bathroom for the master bedroom.












                    




          Based on this inspection, the order appealed herein was issued by 
          the Rent Administrator.

          In the petition for administrative review, the owner asserts, 
          through counsel, that the condition cited in the order was tenant- 
          created, that repairs were completed and then reoccurred, that the 
          condition is de minimis in nature, and that a rent reduction order 
          was previously issued for the same condition and remains out- 
          standing.

          In answer to the petition, the tenant denies causing the condition, 
          states that repairs were never done properly, objects to the 
          characterization of the problem as de minimis, and asserts that 
          there may be more than one rent reduction order for different 
          conditions.

          After careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the Rent Administrator's order should be revoked.

          The tenant's complaint referred to the commode in the main bathroom 
          and made no mention of the toilets in any other bathroom.  There 
          was no notice to the owner of any defect in the "top surface of the 
          toilet in the second bathroom" and it was improper to order a rent 
          reduction for this condition.

          As for the other toilet, the Division's records indicate that a 
          rent reduction order was issued on June 11, 1987, in Docket No. 
          BD410011S for a "defective first bathroom commode" and this rent 
          reduction remained in effect when the order appealed herein was 
          issued.  Since the rent had already been reduced for the same 
          condition, a second order is not warranted.


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

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


          ISSUED:


                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
    

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