DA 420110-RT
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433


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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  DA 420110-RT
           
                     DIANE NOBLE,            RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BL 420543-S 
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On January 18,1989  the  above-named  petitioner-tenant  filed  a
          Petition for Administrative Review against  an  order  issued  on
          December 12,  1988  by  the  Rent  Administrator  concerning  the
          housing accommodations located at 334 West 22nd Street, New York, 
          New York,  Apartment  6  wherein  the  Administrator  denied  the
          tenant's rent reduction application based on a finding  that  the
          tenant had purchased her own stove and refrigerator.

          The issue in this appeal is whether the tenant is entitled  to  a
          rent reduction.

          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.

          The tenant commenced this proceeding  on  December  10,  1987  by
          filing a complaint of decrease in services in which  she  alleged
          that she had purchased her own refrigerator and stove because the 
          landlord had refused to replace these appliances when they became 
          defective.

          In answer to the complaint the landlord stated in substance  that
          in 1982 he offered to repair or replace the refrigerator, or pur 
          chase a new one but the tenant refused  to  pay  the  permissible
          increase and chose to buy her own.  In 1986,  a  similar  problem
          arose with the stove and, according to the landlord,  the  tenant
          purchased her own stove for which the landlord gave her $50.00.

          The tenant replied, denying that she even  refused  to  pay  "the
          permissible increase".

          A physical inspection of the  premises  by  a  DHCR  employee  on
          October 19, 1988 revealed the refrigerator and stove  were  func-
          tioning properly and that the tenant claimed that the  appliances
          are hers and that she seeks compensation for them from the  land-
          lord.

          The Administrator's order  denied  the  tenant's  rent  reduction






          DA 420110-RT
          application.

          In the petition  for  administrative  review,  the  tenant  seeks
          clarification of the order, claiming that she is  entitled  to  a
          rent reduction based on the landlord's failure to furnish a stove 
          and refrigerator.

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

          Section 2202.16 of the Rent and Eviction  Regulations  authorizes
          an appropriate reduction in the maximum rent based on  a  finding
          that a landlord is not maintaining services or equipment required 
          to be provided.

          In this case, although  it  is  undisputed  that  the  stove  and
          refrigerator were purchased by the tenant, the evidence of record 
          does not support a finding that the landlord refused  to  provide
          these appliances to the tenant.  By resorting  to  self-help  and
          purchasing new items before  she  even  filed  a  complaint,  the
          tenant prevented a determination by the  Administrator  that  the
          landlord refused to repair or replace defective appliances  after
          notice of the problems  and  a  reasonable  opportunity  to  take
          corrective measures.

          The Commissioner notes that the Division's  records  reveal  that
          the tenant has vacated the apartment.


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


          ISSUED:


                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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