DI120182RO
                                  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.: DI120182RO

               Queens Park Realty Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CH120071S
                                                       
                                                       SUBJECT PREMISES:
                                                       98-15 65th Road
                                                       Apt. 1C
                                                       Rego Park, New York
                                   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 September 18, 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 August 2, 1988 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment, specifically that there are 
          bursts of scalding hot water in the shower.

          In answer, the owner asserted in substance that repairs were done.

          On September 11, 1989, an inspection of the subject apartment was 
          conducted by a DHCR staff member who confirmed the existence of 
          defective conditions.

          By an order dated September 18, 1989, the Administrator directed 
          the restoration of services and ordered a rent reduction.


          In this petition, the owner contends in substance that the tenant 
          did not request a rent reduction, that the tenant's original 












          DI120182RO

          complaint did not specifically refer to the deficiency which was 
          the basis for the rent reduction and that the specified conditions 
          did not constitute a decrease in services.

          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.

          A careful review of the record reveals that the tenant did, in 
          fact, fail to request a rent reduction in his original complaint.  
          However, rent controlled tenants do not have to request a rent 
          reduction on their complaint in order to be entitled to one.

          Furthermore, the record establishes that the tenant originally 
          complained about bursts of scalding hot water in the shower.  The 
          inspector's finding concerning bursts of hot water in the shower 
          when the toilet is flushed is within the ambit of the tenant's 
          original complaint.  Accordingly, the Commissioner finds the 
          owner's allegation in the petition to be without merit.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Administrator may impose a rent reduction when it is found that 
          there has been a reduction in services.  The owner's petition does 
          not establish any basis to modify or revoke the Administrator's 
          determination based on the September 11, 1989 inspection which 
          confirmed the existence of defective conditions, warranting a rent 
          reduction.

          Division records indicate that the owner has filed an application 
          to restore the rent which was granted on April 26, 1990, under 
          Docket No. DJ120040OR.

          THEREFORE, in accordance with the Rent Control Law and Regulations 
          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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