DF 210267 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                                                          DF 210267-RO
                     LEON GOLDSTEIN
             d/b/a   SLOPE REALTY,                RENT ADMINISTRATOR'S     
                                                  DOCKET NO.: 
                                   PETITIONER     AB 210778-S 


          The above-named petitioner-owner filed an Administrative Appeal 
          against an order issued on December 31, 1986, by the District Rent 
          Administrator, 92-31 Union Hall Street, Jamaica, New York, 
          concerning the housing accommodation known as 300 12th Street, 
          Brooklyn, New York, Apartment 16.

          The issue herein is whether the District Rent Administrator 
          properly reduced the rent of the subject apartment.

          The District Rent Administrator's order, appealed herein, reduced 
          the maximum rent, effective April 1, 1986, the first rent payment 
          date after the Division of Housing and Community Renewal (DHCR) 
          informed the owner of the tenant's complaint.  The rent was reduced 
          to the level in effect prior to the last guideline increase.

          On appeal, the petitioner-owner contends that the District Rent 
          Administrator ordered a reduction in rent for service derelictions 
          which were not mentioned in the tenant's complaint; that this was 
          a denial of its rights to due process and further that the tenant 
          never requested a rent reduction in his complaint.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be granted.

          The tenant filed an Individual Tenant Statement of Complaint of 
          Decrease in Services on January 13, 1986, alleging, inter alia, 
          that the owner was not providing heat between 10:00 p.m. and 6:00 
          a.m., when the outside temperature is below 40 degrees.

          DF 210267 RO

          A copy of a letter dated January 8, 1985, was attached to the 
          original complaint specifying a medley of other requested repairs, 
          including repairs to the outside wall leading to the roof and a 
          request for storm windows.

          However, a review of the initial complaint form and the attached 
          letter fails to show any specification of a lack of painting and 
          plaster services within the subject apartment or any complaint 
          about air seepage from the second bedroom window or loose panes and 
          rotted bedroom window frames.

          Clearly, however, the appealed order reduced the tenant's rent, 
          based upon the findings of an inspection, held on July 14, 1989, 
          which showed the latter services to be wanting.

          The Commissioner finds, therefore, that the District Rent Admin- 
          istrator erred by reducing the tenant's rent for repairs or 
          services, which were never mentioned in the tenant's complaint and 
          that, consequently, the rent reduction order should be revoked. 

          The Commissioner notes that the owner's claim on appeal stating 
          that the tenant never requested a rent reduction in its complaint 
          is borne out by the record.  The Rent Stabilization Law and Code 
          preclude a rent reduction in the absence of such a request.  It 
          was, therefore, error for the Administrator to order a rent 
          reduction when the tenant had not indicated on the complaint that 
          he wanted one.

          If there are arrears due to the owner as a result of this deter- 
          mination, the tenant may pay off the arrears in twelve (12) equal 
          monthly installments.

          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is,

          ORDERED, that this petition be, and the same hereby is, granted and 
          that the District Rent Administrator's order be, and the same 
          hereby is, revoked in accordance with this Order and Opinion.


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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