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
                                   
    

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