STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:              
                     PAUL PAXIS,                     
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BB220383S 


          The above-named petitioner-owner filed a timely petition for admin- 
          istrative review (PAR) of an order issued concerning the housing 
          accommodation known as 1137 63rd Street, Apartment A-20, Brooklyn,  
          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 
          February 19, 1987, asserting that the owner had failed to maintain 
          services in the subject apartment.  Specifically, the tenant 
          alleged that there is no superintendent in the building, the 
          entrance door to the apartment is loose, plaster is falling from 
          under hall window and the electricity in building overloads and the 
          lights blow out.

          In an answer, the owner denied the allegations set forth in the 
          complaint and otherwise asserted all required repairs had been or 
          would be completed if the tenant would allow access into her 

          Thereafter an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector on 
          August 13, 1987.  The inspector reported that the leak damaged 


          walls and ceilings had been corrected and the electrical wiring 
          appeared to be sound.  At a second inspection on October 9, 1987, 
          the inspector reported that the buzzer and intercom were defective 
          and the apartment entrance door was loose and ill-fitting.  

          By notice dated March 8, 1988, both parties were directed to be 
          present at the apartment on March 17, 1988.  The inspector reported 
          that the bell and buzzer system was operable, the electric power 
          was adequate, but the apartment entrance door was loose and ill- 
          fitting.  The inspector's report states that both parties agreed 
          that the entrance door would be repaired in the early part of 

          The Rent Administrator issued the order appealed herein on April 8, 
          1988, directing the owner to repair the front entrance door and 
          ordering a rent reduction of $5.00 per month.

          In its petition for administrative review, the owner states, in 
          substance, that during the inspection, it was agreed by all parties 
          that the door would be repaired by early April and that all neces- 
          sary repair work was completed by the stipulated date.

          The DHCR served a copy of the petition on the tenant on July 15, 

          After careful consideration, the Commissioner is of the opinion 
          that the administrative appeal should be granted and the Admin- 
          istrator's order revoked.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulation, a 
          rent reduction is authorized where there has been a decrease in 
          essential services which are defined in Section 2200.3 to include 
          repairs, maintenance, janitorial services, and removal of refuse.  
          In the instant case, the owner asserted that the tenant had pre- 
          vented access for the purpose of making repairs.  It is undisputed 
          that at the inspection at which both parties appeared, it was 
          agreed that the work would take place by the early part of the 
          following month.  It was improper for the Rent Administrator to 
          order a rent reduction without investigating whether the repairs 
          had been done in accordance with the agreed upon time frame.

          Accordingly, the Commissioner finds that the rent reduction order 
          issued under Docket No. BB220383S on April 8, 1988, should be 
          revoked.  The tenant may file a new complaint if the repairs to the 
          door were done in an unworkmanlike manner.


          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, granted, 
          and that the Rent Administrator's order be, and the same hereby, is 
          revoked.  Any arrears due to the owner as a result of this order 
          may be paid in the amounts of $5.00 per month until all arrears are 
          repaid pursuant to Section 2202.24 of the Rent and Eviction 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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