Doc. #CJ120060RO
                                  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.: CJ120060RO
                                                    
                 Skaros Realty Corp.,         :     RENT ADMINISTRATOR'S
                                                    DOCKET NO.: BL120113S

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 37-06 72nd Street, Apartment 4F, Jackson 
          Heights, New York.

          The Commissioner has reviewed all of 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 
          December 18,1987, asserting that the owner had failed to repair the 
          leak in her bedroom and that water has been pouring through the 
          light fixture and the ceiling in the bathroom.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          completed and an appointment had been set for painting and 
          plastering.

          Thereafter, on September 15, 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:

                      Bathroom light fixture is water-stained.

          The Rent Administrator directed restoration of this service and 
          further ordered a $2.00 per month reduction of the maximum legal 
          rent.

          In its petition for administrative review, the owner states, in 
          substance, that they have inspected the light fixture and that it 
          is not water-stained, and furthermore, the tenant made no reference 
          to the water-stained light fixture in her original written 
          complaint.

          The DHCR served a copy of the petition on the tenant on November 
          14, 1988.  She answered that there was a leak from the fixture and 
          the bulb exploded.  She further states that she was afraid of the 
          possibility of a fire because of the sparks and that the super has 
          changed the bulb and was not looking for water stains.
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.






          Doc. #CJ120060RO


          The Commissioner has considered the owner's claim that the Rent 
          Administrator erred by reducing the rent of the tenant based on a 
          defective condition that was not in her original complaint, and 
          rejects this argument.  The tenant's complaint states that water 
          comes through the light fixture.
           
          The Commissioner finds that the Administrator properly based his 
          determination on the entire record including the results of the on- 
          site physical inspection conducted on September 15, 1988; that 
          pursuant to Section 2202.16 (a) of the Rent and Eviction 
          Regulation, the Administrator acted properly in reducing the rent 
          upon determining that the owner had failed to maintain essential 
          services which are defined in  Section 2200.3 to include repairs, 
          maintenance, janitorial services, and removal of refuse. 

          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 confirming the existence of defective conditions in the 
          subject apartment for which a rent reduction is warranted.

          The Division's records reveal that the rent has been restored.

          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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