Docket No.: CD 520014-RT
                                    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.: CD 520014-RT

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
          Ramon E. Azular                         NO.: ZBB 520038-OI
                                                  Premises: 22 St. Nicholas
                                                            Place, Apt. 1,
                                                            New York, NY
                                   PETITIONER
          ------------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


              The above-named tenant filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations described above.

              The Commissioner has reviewed all the evidence in the record 
          and has carefully considered that portion of the record relevnat ot 
          the issues raised by the petition.

              The owner commenced this proceeding by filing with the 
          Administrator an Application for Rent Increase based on a change in 
          services or facilities, to wit; a (toilet) tank and bowl, vanity 
          set and faucet, and new walls.  The tenant signed the form, 
          indicating that he understood that in consideration of the above- 
          enumerated service changes he would pay a rent increase.

              The premises were inspected by an employee of the DHCR to 
          ascertain that the repairs had been made, specifically that the 
          tank, bowl, and vanity had been installed.

              The Administrator ordered a rent increase based upon the three 
          improvements original described by the owner in its Application.

              In his petition the tenant argues tht the owner should not be 
          granted a rent increase.  The tenant contends that the new tank and 
          bowl replace a "chronically leaking unit", and were thus not an 
          improvement.  The tenant similarly argues that the new walls were 
          a needed replacement to the old walls wich were "cracked blistered, 
          potentially dangerous..."  The tenant adds that the new bathroom 
          wall has developed a crack in the same location that there was a 












          Docket No.: CD 520014-RT

          crack on the old wall.

              The Commissioner is of the opinion that this petition should be 
          denied.

              The Commissioner notes that by signing the owner's Application 
          the tenant assented tothe owner's raising the rent in consideration 
          for the installation of the new tank, bowl, vanity and wall.  Those 
          three specific improvements were those cited by the Administrator 
          in its Order granting a rent increase.

              Notwithstanding the tenant's contention on appeal, the Rent and 
          Eviction Regulations do not bar the owner from seeking a rent 
          increase in consideration of service improvements, even if those 
          service improvements consist of repairs of defects.

              An examination of the record reveals that the DHCR inspector in 
          addition to noting the installation of new tank bowl, vanity and 
          wall, discovered a crack in the new wall, similar to the tenant's 
          claim on appeal.  The tenant is hereby notified that this Order is 
          issued  without prejudice to the tenant's filing a complaint of 
          reduction in service if the facts so warrant.

              THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations, it is

              ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied, and, that the order of the Rent 
          Administrator be and the same hereby is, affirmed.

          ISSUED:



                                                                            
                                             Joseph A. D.Agosta
                                             Acting Deputy Commissioner
    

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