DH 110197 RO
                                  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


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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: DH 110197 RO
                                                  
               KREISEL COMPANY, INC.              DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DE 110391 S
                                  PETITIONER            
          ----------------------------------x


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

               On August 10, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued July 12, 1989. The order concerned housing 
          accommodations known as Apt 3-E located at 215-19 48th Avenue, 
          Bayside, N.Y.  The Administrator ordered a rent reduction for 
          failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenants commenced this proceeding by filing a Statement of 
          Complaint of Decrease in Services on May 19, 1989 wherein they  
          alleged the following services deficiencies:

                    1.   Fuse box not sealed after circuit breakers put in,

                    2.   Defective windows,

                    3.   Leaks in living room ceiling causing it to bubble,

                    4.   Bathroom sink worn out and rusty,

                    5.   Hot water turns cold when kitchen and bathroom 
                         sinks used at same time.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on June 20, 
          1989 and stated that:

                    1.   No power going to fuse box,













          DH 110197 RO

                    2.   Windows functioning properly,

                    3.   Bubbles exist in ceiling but tenant refuses a paint 
                         job,

                    4.   Bathroom sink working properly,

                    5.   Water temperature does not fluctuate,
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on June 28 and June 29, 
          1989 and revealed the following:

                    1.   Fuse box not sealed; wires exposed.

                    2.   Living room ceiling has peeling paint and cracks in 
                         two areas.

                    3.   Bathroom sink worn and rusty.

          The following services were found to have been maintained:

                    1.  Windows repaired.

                    2.  Hot water pressure adequate at time of inspection.

               The Administrator issued the order here under review on July 
          12, 1989 and ordered a rent reduction equal to the most recent 
          guideline adjustment based on the report of the inspector. 

               On appeal the owner states that the condition of the fuse box 
          was a de minimis service reduction, which does not warrant a rent 
          reduction.  The owner argues that the "old" box does not pose a 
          danger and, in fact, was not used since the building was rewired in 
          September, 1987.  The owner also states that the location of the 
          box precludes any danger to children and that the condition has 
          been rectified.  With regard to the other services reductions noted 
          by the inspector, the owner argues that the tenant refused to give 
          access to it to make repairs.  Attached to the petition is a letter 
          dated July 19, 1989 sent to the tenants by certified mail  
          requesting access so that workmen could make repairs.  Also annexed 
          is the reply of the tenants dated July 24, 1989, in which they 
          state that they are both in ill health and request that repairs be 
          scheduled at a later date.    The tenant did not file a response to 
          the petition.               
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and the order here under review affirmed as modified 
          herein.
               With regard to the fuse box, the Commissioner agrees that, 
          based on the facts and circumstances of this proceeding, it was 






          DH 110197 RO

          error to order a rent reduction based on this condition.  The owner 
          had shut off power to the box when circuit breakers were installed 
          and the unsealed box, in and of itself, did not constitute a danger 
          to the tenants.  Therefore, the Commissioner revokes that portion 
          of the order here under review which based the rent reduction on 
          the condition of the fuse box.  

               With regard to the claim of lack of access, although the owner 
          raised the issue below, no evidence was submitted to the 
          Administrator to establish that access was requested at specified 
          times in letters sent to the tenants by regular and certified mail.  
          The letters submitted with the petition post-date the 
          Administrator's order and are therefore not relevant to this review 
          of the correctness of the order when issued.  Accordingly, the 
          order here under review is affirmed as it pertains to the living 
          room ceiling and bathroom sink.  

               The Commissioner notes that the owner has filed for rent 
          restoration and said application was granted on April 26, 1990 (see 
          Docket No. DH 110177 OR).
           
               THEREFORE, pursuant to the Rent Stabilization Law and Code 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, affirmed as modified herein.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner
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