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

          -----------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE      ADMINISTRATIVE REVIEW
          APPEAL OF                                DOCKET NO.:DH110489RO     
                                                        
          Kriesel Company c/o                      RENT ADMINISTRATOR'S
          Edward T. Braverman, P.C.,               DOCKET NO.:DE110608S      
                                                       
                                                   SUBJECT PREMISES:
                                                      215-40 47 Avenue
                                                      Apt. 1A
                                                      Bayside, NY     
                                PETITIONER     
          -----------------------------------X                           
              

              ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW 

            The above-named owner filed a timely petition for administrative 
            review of an order issued on August 7, 1989 concerning the housing 
            accommodations relating to the above-described docket number.  

            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 on May 19, 1989 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner denied some of the allegations in the complaint 
            and otherwise asserted in substance that services are being provided 
            and maintained.

            Therafter, on July 24, 1989, a physical inspection of the subject 
            apartment was conducted by a DHCR staff member who confirmed that 
            the bathroom ceiling and walls are peeling paint and plaster, water- 
            stained and cracked.

            By an order dated August 7, 1989, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that the defects 
            in the bathroom are de minimis when so many other complained-of 
            conditions were corrected.

            DHCR mailed a copy of the petition to the tenant.

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


            DH110489RO








            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 services.
            The owner's petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the July 24, 1989 
            physical inspection which confirmed that the bathroom ceiling and 
            walls are peeling paint and plaster, water-stained and cracked. The 
            Commissioner finds that these defective conditions are not de 
            minimis and thus warrant a rent reduction.

            The status of the owner's rent restoration applications is as 
            follows: DH110248OR denied on May 1, 1990 and FA110227OR granted on 
            August 15, 1991.
              
            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, it is

            ORDERED, that this petition be, and the same hereby is, denied, and 
            that the Administrator's order be, and the same hereby is, affirmed.



            ISSUED:




                                                                          
                                                  LULA M. ANDERSON
                                                  Deputy Commissioner


    

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