EH 810238-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433
          APPEAL OF                               DOCKET NO.: EB220043RO 
          Ludwik Szulc,                           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:CK220375S

                                  PETITIONER      PREMISES:Apt.3
                                                  207 12 St.
                                                  Brooklyn, NY       


               The above-named petitioner filed a timely petition for 
          administrative review (PAR) against an order of the Rent 
          Administrator issued on January 12, 1990 concerning the housing 
          accomodations 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 November 25, 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 this complaint 
          like many others was a result of a rent increase due to major 
          capital improvement (MCI) grant.

               Thereafter, a physical inspection of the subject apartment was 
          conducted on December 29, 1989 by a DHCR staff member who confirmed 
          the existence of defective conditions.

               By an order dated January 12, 1990, the Administrator directed 
          the restoration of services and ordered a rent reduction as 
                    1. Small bedroom ceiling plaster was
                       cracked and bulging.                   $5.00

                    2. Bathroom ceiling and sheetrock
                       walls throughout needed painting.      $3.00

                                                     TOTAL=   $8.00

               In the petition for administrative review, the owner contends 

          EH 810238-RO


          in substance that the tenant refused access to repairs and that he 
          never received any complaint to respond to.
               A copy of the petition was mailed to the tenant.

               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 Rent Administrator may impose a rent reduction 
          when there has been a decrease in essential services. The owner's 
          petition does not establish any basis to modify or revoke the 
          Administrator's determination based on a December 29, 1989 physical 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction. Accordingly, the order appealed from 
          was in all respects proper and is hereby sustained.

               The assertion that the tenant refused access is beyond the 
          scope of review which is limited to the issues and evidence before 
          the Administrator. The claim that the owner never received the 
          complaint is belied by the record indicating that the owner filed 
          an answer to the complaint in the proceeding below.

               The Commissioner notes that the owner's rent restoration 
          application (EG220098OR) was granted on March 26, 1991.

               The automatic stay of the retroactive rent reduction that 
          resulted by the filing of this petition is vacated upon issuance of 
          the Order and Opinion.

               THEREFORE, pursuant to the Rent and Eviction Regulations, it 

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Administrator's order be, and the same hereby 
          is, affirmed.


                                            JOSEPH A. D'AGOSTA  
                                            Deputy Commissioner              

          EH 810238-RO



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