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

          APPEAL OF                                    DOCKET NO.: CF110170RT

                    Barbara Ledgin,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BJ110014S


          On June 8, 1988, the above-named petitioner-tenant filed a petition 
          for administrative review of an order issued on May 24, 1988, by 
          the Rent Administrator, concerning the housing accommodation known 
          as 102-12 65th Avenue, Apt. C24, Forest Hills, New York, wherein 
          the Administrator determined that the complained of conditions had 
          been corrected and denied the tenant's application.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          This proceeding was commenced by the filing by the tenant of a 
          complaint of decrease in services dated October 5, 1987.  The 
          tenant cited an inoperative doorbell, inoperative buzzer system and 
          intercom between the apartment and the lobby and frequent lack of 
          hot water.  In addition, the tenant states that the owner failed to 
          paint the raw wood window molding after installation of new 
          windows, that she finally had to do it herself, and seeks 

          Inspections conducted by a DHCR staff inspector on March 31, 1988 
          and April 22, 1988 revealed that the apartment doorbell was not 
          working and the other conditions complained of had been corrected.

          Nevertheless, the Administrator issued its order denying the 
          tenant's complaint on the basis that the conditions complained of 
          had been corrected.
          In the PAR, the tenant states that she has no doorbell and had to 
          paint the window moldings herself.


          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted in part and the Administrator's 
          order should be revoked.

          The report of inspection dated March 31, 1988, states that the 
          apartment doorbell was inoperative.  As this particular item was 
          one of the conditions specified in the tenant's complaint, it was 
          error for the Administrator to deny the tenant's complaint citing 
          that the conditions complained of had been corrected.

          Accordingly, the tenant's complaint and application for a rent 
          decrease is hereby granted on the basis that an inspection by a 
          DHCR staff inspector disclosed that the doorbell was inoperative.  
          The Legal Regulated Rent is reduced by the percentage of the most 
          recent guidelines adjustment for the tenant's lease which commenced 
          before the effective date of the rent reduction.  The decrease is 
          effective December 1, 1987, the first rent payment date following 
          service of the tenant's complaint on the owner. 

          Inasmuch as the tenant has applied self-help with respect to the 
          window moldings, this condition is incapable of verification 
          through inspection and is therefore discontinued as an element of 
          this proceeding.  The petitioner may seek relief in a court of 
          competent jurisdiction in this regard.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is

          ORDERED, that this petition be, and the same hereby is, granted in 
          part and that the Rent Administrator's order be, and the same 
          hereby is, revoked and the tenant's complaint and application for 
          a rent decrease be, and the same hereby is, granted in accordance 
          with this order and opinion.       


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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