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

          APPEAL OF                               DOCKET NO.: CG420187RT
          VERONICA WASHAM                         RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BI420257S

               On July 14, 1988 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued on June 9, 1988. The order concerned the 
          housing accommodations known as Apt. 150 located at 200 West 15th 
          Street, New York, N.Y.  The Administrator directed restoration of 
          services and ordered a rent reduction for failure to maintain 
          required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding on September 8, 1987 by 
          filing a Statement of Complaint of Decrease in Services wherein  
          she alleged, in sum, that the owner was not maintaining certain 
          essential apartment services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on November 
          17, 1987 and stated that it had corrected all conditions cited in 
          the complaint except for the water damage to the hallway ceiling 
          and wall.  The owner stated that it was having difficulty obtaining 
          access to the apartment to make repairs but that the condition 
          would be corrected.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on April 4, 1988 and 
          revealed the following:

                    1.   Peeling paint in foyer due to water leak,

                    2.   Refrigerator door is difficult to open and close 
                         due to defective door handle; and


                    3.   Exposed electrical wire along kitchen wall.

               The Administrator issued the order here under review on 
          June 9, 1988 and ordered a $9.00 per month rent reduction based on 
          the report of the inspector. 

               On appeal the tenant states that the rent reduction ordered 
          for the water damage ($3.00) was inadequate to compensate her for 
          the severity of the damage.  The tenant further states that the 
          damage from the water leak had been ongoing since August, 1986.  

               The petition was served on the owner on September 16, 1988.
          The owner filed a response on September 22, 1988 and stated that 
          the tenant had denied access for repairs to be made and was not 
          entitled to a higher rent reduction.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner finds that the $3.00 per month rent reduction 
          for peeling paint in the foyer due to water leak which the tenant 
          is challenging was ordered in accordance with the applicable 
          schedule of rent reductions to be granted to rent controlled 
          tenants for a condition of this type.  Despite the tenant's 
          assertion that the condition existed prior to the issuance of the 
          order here under review, the Commissioner notes that Section 2202.2 
          of the Rent and Eviction Regulations for New York City requires 
          that any rent reduction granted by the Administrator be prospective 
          only.  The order here under review was correctly issued and is 

               The Commissioner notes that the owner's rent restoration 
          application (Docket No. DA420120OR) has been granted by the 

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City, it is 

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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