CJ110160RO                                 

                                  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.:              
CJ110160RO
                 KRAUS MANAGEMENT INC.,          
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BK110433S 
          ----------------------------------x



            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                  IN PART, AND MODIFYING RENT ADMINISTRATOR'S ORDER


          The above-named petitioner-owner filed a timely petition for admin- 
          istrative review (PAR) of an order issued concerning the housing 
          accommodation known as 137-01 68th Drive, Apartment A, 
          Flushing, 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 
          November 20, 1987, asserting that the owner had failed to maintain 
          certain services in the subject apartment.  Specifically, the 
          tenant alleged that the owner was not maintaining the outer door 
          lock; that the bathroom floor tiles, sink and ceiling are in bad 
          shape; and that the TV antenna had been removed and never replaced.

          In an answer, the owner stated that the entrance door lock issue is 
          the subject of another proceeding that is on appeal before the 
          Appellate Division and that roof antennas are not a base date 
          service, are prohibited by the lease, and are damaging to the 
          roof's surface.  The owner submitted, with the answer, a work order 
          dated November 27, 1987 for repairs to the bathroom ceiling and 
          walls and signed by the tenant under the statement "work performed 
          to my satisfaction".














          CJ110160RO                                 



          Thereafter an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector on 
          August 9, 1988, who confirmed that the following defective condi- 
          tions had not been repaired:  

                         1.   Bathroom tiles.
          2.   Bathroom sink.
          3.   T.V. Antenna
                         4.   Outer door lock.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.

          In its petition for administrative review, the owner seeks 
          modification of the order, stating that a rent reduction for the 
          outer door lock was improper when this matter is the subject of 
          litigation to which the Division is a party and for which a stay is 
          in effect, that the bathroom conditions were repaired in the Fall 
          of 1987 and again in January 1988, and that TV antenna service is 
          not a base date service.

          The DHCR served a copy of the petition on the tenant on December 8, 
          1988.

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

          The Division's records confirm the owner's statement that the 
          matter of the front door locks was the subject of another 
          proceeding and that the directive to restore the locks building- 
          wide was stayed pending the determination of the appeals in that 
          case.  It was improper for the Administrator to direct the owner in 
          the instant case to repair or install the entrance door lock while 
          a judicial stay was in effect.  Accordingly, this item must be 
          deleted from the Administrator's order.

          The TV antenna was also improperly included as a basis for a rent 
          reduction when there was no investigation as to whether the 
          installation of an antenna is a required base date service.  A 
          remand of the proceeding to determine this issue is not warranted 
          at this time because the Division's records reveal that the tenant 
          subsequently obtained cable TV service and no longer wishes to have 
          an antenna installed on the roof.












          CJ110160RO                                 

          As for the repairs needed to the bathroom floor tiles and sink, the 
          record including the physical inspection adequately supports the 
          determination that the owner failed to repair these conditions and 
          a rent reduction for those conditions is warranted.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order the rent reduction, upon application the tenant, 
          where it is found that the owner has failed to maintain required 
          services.  The owner's petition does not establish any basis for 
          revoking the Administrator's determination based on a physical 
          inspection that the bathroom tiles and sink had not been repaired.  
          The work order signed by the tenant referred to the bathroom walls 
          and ceiling only and not the conditions reported by the inspector.  
          The owner submitted no evidence to the Administrator establishing 
          the completion of repairs prior to the issuance of the rent 
          reduction order confirming the existence of defective conditions in 
          the subject apartment for which a rent reduction is warranted.

          The Division's records indicate that the owner's rent restoration 
          application (EA110115OR) was denied based on a finding that the 
          bathroom tiles and sink had not been repaired.

          The owner may refile a rent restoration application if the facts so 
          warrant.  The rent will not be restored until a rent restoration 
          application is filed and granted.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.


          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 modified in accordance with this Order and Opinion.


          ISSUED:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          
                           
                                     
                                     
                                     
                                     












          CJ110160RO                                 

                                     
                                     
                                     
    

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