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

          APPEAL OF                               DOCKET NO.:   
                    RICHARD ALBERT,               RENT ADMINISTRATOR'S
                                                  DOCKET NO.:


          On September 6, 1989, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          August 31, 1989, by the Rent Administrator, concerning the housing 
          accommodation known as 94-05 222nd Street, Apartment 5-H, Queens 
          Village, New York, wherein the Administrator determined that 
          certain apartment services were not being maintained and ordered a 
          reduction in rent.

          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.

          This proceeding was commenced by the filing of a complaint by the 
          tenant dated June 29, 1988 alleging that certain apartment services 
          were not being maintained, namely, marble door sill cracked and 
          broken, defective bathtub cold water faucet, split and torn kitchen 
          linoleum, burned out kitchen outlet, water damage from seepage near 
          kitchen windows and broken sash chain in living room window.

          An inspection conducted on August 15, 1989 found a broken sill, a 
          screw missing from the cold water faucet and loose kitchen linoleum 
          with rips.  Inspection also disclosed that the water damage, 
          kitchen outlet, and window chain had been repaired.


          In the PAR the owner claims that loose linoleum is a new complaint, 
          that the complaint of split and torn linoleum was corrected, that 
          the door sill was repaired with patching material, was still intact 
          upon receipt of the Administrator's order, and that the "piece 
          missing" is simply incorrect, that a loose screw does not affect 
          the functioning of the faucet, that due to illness the apartment 
          inspection was conducted in the absence of the superintendent, and 
          that tenants are signing multiple complaints alleging the same 
          conditions on a repeated basis.

          The Commissioner is of the opinion that this petition should be 

          This Division conducted an inspection of this tenant's apartment on 
          April 11, 1989 in connection with another docket dealing with the 
          same complaint, and found that new linoleum had been installed.  
          The tenant advised on March 10, 1989 in connection with that 
          docket, that the linoleum had been replaced.  The inspection find- 
          ings therefore related to a new replacement which is not subject of 
          the tenant's original complaint.

          The inspection findings did not confirm a defective water faucet 
          but merely indicate that there is a missing screw. The Commissioner 
          finds that a missing screw does not affect the functioning of the 

          The Commissioner notes that this tenant has filed multiple com- 
          plaints which address the same issues and have been the subject of 
          several inspections.  

          The owner contends that the door sill was repaired and was intact 
          when the Rent Administrator's order was received.  Repair to the 
          door sill is indicated in an inspection report of November 28, 1988 
          conducted by this agency in connection with another docket 
          (BL120733S) which alleged some of the same complaints.  At that 
          time it was determined that the marble sill plate at the entrance 
          door had been repaired.

          Accordingly, the Commissioner finds that the inspection findings 
          relate to new matters which were not the subject of the original 

          THEREFORE, in accordance with the City Rent Law and the Rent and 
          Eviction Regulations for New York City, it is,


          ORDERED, that this petition be, and the same hereby is, granted, 
          and the Rent Administrator's order be, and the same hereby is, 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


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