DH110029RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: DH110029RO

                    Kreisel Co., Inc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DE110395S
                                   PETITIONER
          ------------------------------------x

                   ORDER AND OPINION GRANTING, IN PART, PETITION 
                              FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on July 12, 1989, concerning the housing 
          accommodation known as 215-40 47th Avenue, Apartment 3C, Queens, 
          New York, wherein the Rent Administrator determined the tenant's 
          complaint of decreased services.

          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 this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner denied the allegations of decreased 
          services set forth in the complaint or otherwise asserted that all 
          required repairs had been or will be completed.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector confirmed the tenants complaint that 
          the bathtub drained slowly.  The inspector also stated that "due to 
          the time of year [June, he] could not tell if there is air 
          seepage."

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


          In the petition for administrative review, the owner requests that 
          the Rent Administrator's order be reversed on the grounds that the 












          DH110029RO

          improper bathtub drainage condition constituted a maintenance 
          problem rather than a decrease in services, and that the alleged 
          drafty windows the Division acknowledged could not be substantiated 
          could not be a basis for the rent reduction.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted, in part, to the extent of 
          amending the Rent Administrator's order to clarify that the entry 
          in the order that the Division was unable to substantiate the 
          drafty windows condition is not cited as a basis for the rent 
          reduction.

          The owner's petition does not establish any further basis for 
          modifying or revoking the Rent Administrator's order, which 
          determined that there existed a services decrease in the subject 
          apartment, based on an inspection conducted after the owner's 
          statement of alleged repairs.  Pursuant to Section 2523.4 of the 
          Rent Stabilization Code, DHCR is required to order a rent reduction 
          upon application by a tenant, where it is found that an owner has 
          failed to maintain any required services.

          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, 
          it is

          ORDERED, that the petition be granted in part to the extent of 
          amending the Rent Administrator's order to clarify that the alleged 
          condition of drafty windows, which could not be confirmed, was not 
          a basis for the rent reduction granted.  In all other respects, the 
          Rent Administrator's order is affirmed.

                             
                   


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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