DJ230494RO, DJ230110RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                                    DOCKET NO.:
                    Ernest Jeremias,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          On August 23, 1989, the above-named petitioner-owner filed timely 
          petitions for administrative review of an order issued August 18, 
          1989 concerning the housing accommodation known as 2302 85 Street, 
          building-wide, Brooklyn, New York, wherein the Administrator 
          determined that the owner had failed to maintain certain services 
          and ordered a reduction of rent.  The petitions, which are 
          identical, were docketed under the two numbers above and are 
          consolidated here for determination.
          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 administrative appeal.

          This proceeding was commenced by the filing by several tenants of 
          a complaint of decrease in services building-wide dated November 
          14, 1988.  The complaint stated that the elevator has been out of 
          service for 18 days in whole or in part, and that there are 
          exterior brick leaks in 10 apartments which were listed.

          The owner was served with the tenants' complaint and in response 
          advised that the brickwork is being pointed, that he visited and 
          inspected the 10 affected apartments, that some tenants advised 
          that they had not signed the complaint, that a small amount of 
          seepage was found in one apartment and it was scheduled for repair, 
          that in essence, the remaining tenants advised that they had no 
          complaints, or were willing to schedule a later time.  As for the 

          DJ230494RO, DJ230110RO

          complaint regarding the elevator, the owner's answer denied the 
          lack of elevator service on certain dates or advised  that a 
          specific repair was being made and the length of time involved.

          Thereafter on May 31, 1989 an inspection was conducted to determine 
          the working condition of the elevator and whether "there is a 
          leaking problem in the hallways".

          On August 18, 1989 the Administrator issued an order reducing the 
          rent for the leaking problem in the 6th floor hallway ceiling.  The 
          elevator service was found to have been restored.

          In the PAR, the owner states that the tenants never complained of 
          this condition but, nevertheless, the repair was made and the rent 
          should be restored.

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

          The tenants' complaint reported exterior brick leaks in several 
          apartments, but the Division's staff inspector was instructed to 
          check for leaks in the hallways.  The owner correctly asserts that 
          the condition found is not sufficiently related to the condition 
          complained of to put the owner on notice of the condition that was 
          ultimately found.

          THEREFORE, in accordance with the City Rent Law, the Rent and 
          Eviction Regulations, and the Emergency Tenant Protection Act of 
          1974, it is

          ORDERED, that this petition be, and the same hereby is, granted, 
          and that the Rent Administrator's order be, and the same hereby is, 
          Any rent arrears which may be due as a result of this order may be 
          repaid in equal monthly installments in the amount of the monthly 
          reduction taken under the rent reduction order, herein revoked, 
          until each tenant's arrears are eliminated.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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