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

          APPEAL OF                               DOCKET NO.:
          JACOB RIEGER,                           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:

                                                  PREMISES: Apt.5F
                                                  1820 Avenue N
                                                  Brooklyn, NY


          The above-named owner filed a timely petition for administrative 
          review of an order issued on November 29, 1989 concerning the 
          housing accommodations relating to the above-described docket 

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised in this petition. 

          The tenant commenced the proceeding below on October 17, 1988 by 
          filing a complaint asserting that the owner had failed to maintain 
          various services in the subject apartment, such as plastering and  
          painting as a result of leaks from the apartment above and a 
          defective antenna as well as a missing antenna resulting from 
          negligence of owner's repairmen doing repair work in the roof 

          In answer, the owner denied the allegations in the complaint and 
          otherwise asserted that repairs were completed; the entire 
          apartment was painted and plastered; and the tenant acknowledged 
          same on October 26, 1988.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on November 9, 1989 by a DHCR staff member who confirmed 
          that the bathroom ceiling was plastered but needed painting; the 
          plaster was stained in a small area of the kitchen ceiling; the 
          plaster near the light fixture in the kitchen ceiling was cracked; 
          the living room, bedroom, kitchen and bathroom were being plastered 
          and needed painting; and the plaster above the east window of the 


          master bedroom was crumbling and peeling.

          On November 16, 1989, another inspection was conducted by a DHCR 
          staff who reported that there was one TV antenna with a defective 
          cable, and that a second antenna was missing.

          By an order dated November 29, 1989, the Administrator directed the 
          restoration of services and ordered a reduction of the maximum 
          legal rent by $20.00 for the conditions in the living room, bedroom 
          kitchen and bathroom, and $3.00 for the conditions of the antennas.

          In the petition for administrative review, the owner contends that 
          the tenant signed an acknowledgement that the painting was 
          satisfactory on October 26, 1988; a leak reoccurred and was 
          subsequently plastered and painted prior to the issuance of the 
          order; and the TV antennas were the tenant's responsibility.

          In answer, the tenant stated in substance that the owner did the 
          first job of painting in an unworkmanlike mannner; the owner 
          obtained her signature before the leak reoccurred; the owner had 
          sufficient time to complete repairs before the inspection, but 
          failed to do so; these conditions were long neglected by the owner 
          even before the complaint; the antennas were broken by the owner's 
          workers during repairs on the roof and storm windows in preparation 
          for conversion to cooperative ownership; and the owner attempted, 
          but failed, to repair these antennas.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Administrator may impose a rent reduction when there has been 
          a decrease in essential services, furnishings or equipment, among 
          other things.

          The petition offered no reason to revoke or modify the 
          Administrator's determination based on the November 9 and 16, 1989 
          inspections which found that the owner failed to maintain essential 
          services, warranting a rent reduction. The alleged acknowledgement 
          that the painting was satisfactory on October 26, 1988 is disputed 
          by the tenant and belied by the inspection report.

          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

          The status of the owner's rent restoration applications is as 
          follows: EA220070OR granted in part on October 16, 1990 and 
          EA220029OR denied on November 1, 1990.


          The automatic stay of the rent reduction as a result of the filing 
          of the petition is vacated upon issuance of this Order and Opinion. 

          THEREFORE, in accordance with the Rent and Eviction Regulations,   
          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, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner      




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