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.: EA520307RO    
                                                   (Refile of DK520165RO)    
              
          STELLAR MANAGEMENT CO.,  
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: CK520081S           
                             PETITIONER  
                                                   SUBJECT PREMISES:
                                                       575 West 175 St.
                                                       Apt. 51
                                                       NY, NY
            ----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner refiled and perfected a timely petition for 
            administrative review of an order issued on November 14, 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 rent control tenant  commenced this proceeding on November 7, 
            1988 by filing a complaint asserting that the owner had failed to 
            maintain certain services in the subject apartment.

            In answer, the owner asserted in substance that all services are 
            being maintained.

            An on-site inspection of the apartment was conducted on October 31, 
            1989 by a DHCR inspector who confirmed that the bathroom floor was 
            uneven and leaned toward the toilet side of the wall.

            By an order dated November 14, 1989, the Administrator directed the 
            restoration of services and ordered a reduction of the maximum legal 
            rent by ten dollars ($10.00).

            In the petition for administrative review, the owner contends that 
            a rent reduction should not have been granted because the tenant 
            failed to check the box indicating her request for a reduction of 
            rent.

            DHCR served a copy of the petition to the tenant.

            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.
            EA520307RO











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

            The contention that a rent reduction should not have been granted 
            because the tenant failed to check the box indicating her request 
            for a rent reduction is without merit. A rent control tenant, as in 
            this case, need not apply for a rent reduction by checking the box 
            for same, in that the rent control regulations deem such request to 
            be made upon the filing of a decreased service complaint.

            Accordingly, the Administrator's determination was in all respects 
            proper and is hereby sustained.

            The Commissioner notes that the owner's rent restoration application 
            (FA520114OR) was granted on May 7, 1991.

            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, affirmed.






            ISSUED:










                                                                          
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


             
    

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