DHCR Decisions          CB110222RO                                  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.: CB110222RO                                                            RICHARD ALBERT                          RENT                                                  ADMINISTRATOR'S DOCKET                                                  NO.: AK110746S                                  PETITIONER                      ----------------------------------x            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW                       AND REVOKING RENT ADMINISTRATOR'S ORDER          On February 28, 1987 the above named petitioner-owner filed a          Petition for Administrative Review against an order of the Rent          Administrator issued on January 25, 1988 concerning the housing          accommodations known as Apt. 3T, 93-49 222nd Street, Queens          Village, NY, 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 carefully reviewed all the evidence of record          and has carefully considered that portion relevant to the issues          raised on appeal.          The proceeding was initiated by the tenant filing three complaints          alleging a decrease in various services, in which she asserted,in          pertinent part, that tiles were missing in the bathroom and the          window sills in the bedroom require repair.  The tenant attached to          the complaints copies of violation reports issued by the Office of          Code Enforcement of the City of New York which direct the owner to          "replace with new the missing ceramic wall tiles bathroom 3 sty apt          3T 49 unit" and "properly repair the broken or defective east &          west window sills northeast room 3 sty apt 3T 49 Unit".          In his answer, the owner stated, in pertinent part, that the tenant          has not provided access for repairs, that contractors are scheduled          to make the necessary repairs on February 2 and 3, 1987 pursuant to          a stipulation settling a court action, and that the complaints were          prepared by a tenant representative solely to harass the owner.          A physical inspection of the premises by DHCR on December 29, 1987          revealed that the bedroom windows are drafty and require putty and          painting and that the bathroom tiles need to be grouted.            CB110222RO          The Rent Administrator's order appealed herein ordered a rent          reduction based on the inspector's report.          In the petition for administrative review, the owner asserts that          since the order states, in pertinent part, that the items described          in the order are not the items listed in the tenant's complaint and          that all conditions described in the complaint were corrected on          February 2 and 3, 1987 when the tenant provided access.          The petition was served on the tenant on March 31, 1988.          After careful consideration of the evidence of record, the          Commissioner is of the opinion that the petition should be granted.          Section 2523.4 of the Rent Stabilization Code requires DHCR to          order a rent reduction, upon application by a tenant, where it is          found that an owner is not maintaining required services.  Such a          rent reduction is warranted only  where an owner fails to make          necessary repairs after being given notice of the defective          conditions.            A comparison of the three complaints and accompanying violation          reports filed by the tenant with the order issued by the Rent          Administrator confirms the owner's allegation that the rent was          reduced for conditions not complained of.  The tenant mentioned          missing bathroom tiles rather than tiles requiring grout, and          defective window sills in the bedroom rather than drafty windows          requiring putty and painting.  Accordingly, the Commissioner is of          the opinion that the owner was not given notice of the conditions          cited in the rent reduction order and a rent reduction for these          items cannot be sustained and must be revoked.          The Division's records reveal that the owner's rent restoration          application (CB110148OR) was granted effective April 1, 1988.  The          tenant may pay any rent arrears due as a result of this order in          six monthly installments.          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