DL220243RO
                                  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.: DL220243RO

                    Julius Nowak, Agent,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DD220147OR

                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on November 9, 1989, concerning the 
          housing accommodation known as 957 Greene Avenue, Apartment D9, 
          Brooklyn, New York, wherein the Rent Administrator determined the 
          owner's rent restoration application.

          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.

          In the rent reduction order under CI220333S, the Rent Administrator 
          reduced  the tenant's rent based on findings of low water pressure 
          in the toilet, loose wires in the hall light socket and bathroom 
          wall fixtures, and water leaks around the kitchen sink area.

          The owner commenced the rent restoration proceeding under review 
          herein by filing an application asserting that all services for 
          which the rent reduction order was issued had been restored.

          The tenant filed an answer that disputed the owner's claim of 
          repairs as to the low water pressure condition of the toilet, but 
          acknowledged that other conditions had been corrected.

          The DHCR conducted an inspection that revealed that the toilet 
          water pressure was adequate, but that, while the bathroom fixtures 
          had been repaired, further repairs were needed for the "loose 
          socket or wires in light fixture."

          The Rent Administrator granted a partial rent restoration, and 
          advised the owner to refile for the remaining part of the rent 












          DL220243RO

          reduction when the condition of loose wires in the bathroom light 
          fixture had been corrected.

          In the petition for administrative review, the owner asserts, in 
          substance, that the defective light fixture was replaced, and that 
          the tenant had not advised the owner of any further defects.  The 
          owner also suggests that the inspector's report was based on the 
          inspector's lack of familiarity with this pull and chain type 
          switch.

          The tenant responded that the light fixture had begun to flicker 
          two days before the date of the inspection.

          DHCR records also indicate that the Rent Administrator issued an 
          order on September 27, 1991 under FB220150OR restoring 
          prospectively that part of the rent which remained reduced pursuant 
          to the order appealed herein.

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

          The tenant's response to the owner's rent restoration application 
          acknowledged that the owner had replaced the defective light 
          fixture that had given rise to the rent reduction.  Normally, if a 
          tenant answers that a service reduction issue has been resolved, 
          the rent is restored without an inspection.

          In addition, the tenant's response to the owner's petition 
          acknowledged that the defects the inspector observed arose a mere 
          two days prior to the inspection.

          In light of the facts in the case, the Commissioner finds that the 
          defects reported in the rent restoration proceedings were new 
          conditions that did not relate to the underlying rent reduction 
          order and that the Rent Administrator should have granted the 
          owner's application in its entirety.  The remaining $4.00 rent 
          reduction for the defective bathroom light is restored effective 
          December 1, 1989.

          Rent arrears due the owner from the tenant as a result of this 
          order may be paid by the tenant in monthly installments equal to 
          the rent reduction restored herein.






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

          ORDERED, that the petition be and the same hereby is granted and 






          DL220243RO

          that the Rent Administrator's order be amended to reflect 
          restoration of the remaining $4.00 rent reduction, as provided 
          above.



          ISSUED:






                                                                     
                                             LULA M. ANDERSON
                                             Deputy Commissioner  






    

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