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

          APPEAL OF                                    DOCKET NO.: CK110172RO

                    Kraus Management Inc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BJ110015S


          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 68-12 136 Street, Apartment B, Flushing, 
          New York.

          The Commissioner has reviewed all 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 
          October 8, 1987, asserting that the owner had failed to maintain 
          the outer door lock and that the water temperature in the subject 
          apartment fluctuates.

          In an answer, the owner stated that the items in the complaint are 
          the subject of an existing complaint which is the subject of an 
          appeal before the Appellate Division, Second Department.  He 
          further stated that a stay was in effect against the implementation 
          of any DHCR order in connection with outer door locks and that the 
          stay was to remain in effect until the appeal is determined.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on August 11, 1988, who confirmed the existence of 
          the following defective conditions:

          1.   There is no lock on the outer door entrance.

          2.   Hot and cold water pressure fluctuates in the bathroom shower.
          The Rent Administrator directed restoration of these services but 
          determined based on the evidence, that a rent reduction was not 



          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, and that a licensed plumber found the existence of a 
          water fluctuation problem, the repair was made to a mixing valve in 
          the boiler room, and two days later no problem was found.

          The DHCR served a copy of the petition on the tenant December 21, 
          1988.  The tenant answered that the defective conditions still 

          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 directives 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, the item must be 
          deleted from the Administrator's order.

          As to the problem of hot and cold water temperature fluctuating, 
          the record including the physical inspection adequately supports 
          the determination that the owner failed to repair this condition.
          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order to the rent reduction, upon application by 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 confirming that the hot and cold water 
          temperature fluctuates in the subject apartment.  The owner was 
          directed to restore services, however, no rent reduction was 
          ordered.  The owner submitted no evidence to the Administrator 
          establishing the completion of repairs prior to the issuance of the 

          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.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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