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.:
                                                  EB610036RO
                                                                           
          Arthur Court Realty/                    RENT ADMINISTRATOR'S
          3535 DeKalb Ave. Assoc.,                DOCKET NO.:
                                                  DA610382S 

                              PETITIONER          PREMISES: Apt.1F
                                                  3535 DeKalb Ave.
                                                  Bronx, NY
                                   
          ----------------------------------x

          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN 
                      PART AND MODIFYING ADMINISTRATOR'S ORDER

          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 16, 1990 concerning the 
          housing accommodations relating to the above-described docket 
          number.

          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 on January 25, 1989 by filing 
          a complaint asserting that the bathroom had a leak from the F line; 
          there was a hole in the wall as a result of the leak; and the 
          bathroom needed plastering and painting. The tenant submitted a 
          copy of a letter sent to the owner by certified mail, indicating 
          the owner's knowledge of the leak and long neglect of the situation 
          despite repeated phone calls and direct communication with the 
          building superintendent.

          In answer, the owner asserted that "all repairs were done to the 
          tenant's satisfaction" and submitted a copy of a work invoice dated 
          March 1, 1989 signed by the tenant, indicating that the bathroom 
          was plastered and painted. The record fails to disclose that this 
          work order was served on the tenant.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on December 29, 1989 by a DHCR staff member who confirmed 
          that the east wall and ceiling of the bathroom were water-damaged.














          EB610036RO

          By an order dated January 16, 1990, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 
          rent.

          In the petition for administrative review, the owner contends in 
          substance that the conditions were repaired per the March 1, 1989 
          work order signed by the tenant.

          In answer, the tenant stated in substance that the owner took a 
          long time to address the complaint and repaired in an unworkmanlike 
          manner.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted in part, and the 
          Administrator's order modified accordingly.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services. The petition does not establish any basis to revoke the 
          Administrator's determination based on the December 29, 1989 
          inspection which confirmed the existence of remaining defective 
          conditions, resulting from unworkmanlike repairs. These remaining 
          defective conditions warrant a rent reduction. 

          However, the Commissioner finds that the Administrator erred by 
          failing to serve the March 1, 1989 work order on the tenant. 
          Accordingly, the Commissioner grants the owner's petition in part 
          to the extent that rent reduction is effective on the rent payment 
          date of the month following the issuance of the Administrator's 
          order.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is,

          ORDERED, that this petition be, and the same hereby is, granted in 
          part, and that the Administrator's order be, and the same hereby 
          is, modified in accordance with this Order and Opinion.


          ISSUED:

                                                                                                                 
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
    

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