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

          APPEAL OF                               DOCKET NO.: EF120251RO
          COOPER REALTY CO.                       RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: EB120489S


               On June 29, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued June 5, 1990. The order concerned housing 
          accommodations known as Apt 3J located at 11-15 46th Road, Long 
          Island City, N.Y.  The Administrator directed restoration of 
          services and ordered a reduction of the maximum legal rent.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding on February 4, 1990 by 
          filing a Statement of Complaint of Decrease in Services wherein he  
          alleged, in substance, that the owner was not providing certain 
          required services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on April 16, 
          1990  and stated that it had completely painted and plastered the 
          apartment and that the plumbing and refrigerator complaints would 
          be investigated and repaired.  The owner attached a copy of a work 
          order, signed by the tenant on April 5, 1990, wherein the tenant 
          acknowledged that the apartment was painted
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on May 7, 1990 and 
          revealed the following:

                    1.   Kitchen walls and ceiling cracked,

                    2.   Foyer ceiling blistered and discolored,


                    3.   Living room ceiling waterstained,

                    4.   Living room walls cracked,

                    5.   Bathroom ceiling bulging,

                    6.   Bedroom ceiling waterstained,

                    7.   Bathroom wall tiles loose,

                    8.   Refrigerator gasket is worn and cracked,

                    9.   Refrigerator freezer tray broken,

                   10.   Refrigerator freezer temperature is 50 degrees F.

          The following services were found to have been maintained:

                    1.   Bathroom and kitchen cold water faucets 

                    2.   Shower hot water does not scald,

                    3.   Toilet does not flush by itself.

               The Administrator issued the order here under review on June 
          5, 1990 and ordered a rent reduction of 10% of the maximum legal 
          rent plus $22.50 based on the report of the DHCR inspector. 

               On appeal the owner states that the kitchen, foyer, bathroom 
          and living room were painted by April 4, 1990 and that the tenant 
          signed off on the repairs.  The owner also stated that the tenant's 
          complaint never listed the bathroom wall tiles or refrigerator as 
          conditions requiring repair.  In fact, the tenant stated that he 
          had paid $128 for the repair of his refrigerator and that the owner 
          had failed to reimburse him. The petition was served on the owner 
          on July 16, 1990.

               The tenant filed a response on July 22, 1990 and stated, in 
          sum, that the owner had not made workmanlike repairs to his 
          apartment and that the order here under review should be affirmed.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and that the order here under review should be affirmed as 
          modified herein.

               With regard to the first 6 findings made by the Administrator, 
          regarding cracked, discolored, waterstained or bulging walls and/or 
          ceilings, the Commissioner is of the opinion that the Administrator 
          properly based these determinations on the record.  The tenant has 


          not disputed that the owner painted and plastered the apartment.  
          However, the tenant has stated that the owner's repairs were not 
          done in a workmanlike manner.  The owner is under an obligation to 
          insure that any repairs made to the apartment are done in a 
          workmanlike manner. The inspection report confirms that the owner 
          did not do so.  These findings are affirmed.

               With regard to the remainder of the findings, regarding 
          bathroom tiles and the refrigerator, the Commissioner is of the 
          opinion that these findings must be revoked.  The owner is correct 
          in that the tenant did not include these items in his complaint.  
          The statement of the tenant regarding the refrigerator is not a 
          complaint of decrease in services but rather a request for 
          reimbursement for amounts expended to repair it.  Numerous prior 
          orders of the Commissioner have held that due process requires that 
          the Administrator's order not exceed the scope of the complaint. 
          The owner is required to be notified of the defects in the 
          apartment so that an opportunity to make repairs can be afforded.  
          The tenant may file a new complaint with the DHCR and seek rent 
          reductions for the bathroom tiles and refrigerator if the facts so 

               With regard to the tenant's request for reimbursement for 
          payments he made to repair the refrigerator, the Commissioner notes 
          that the DHCR does not have jurisdiction to issue such an order.  
          The tenant must file an action in a court of competent jurisdiction 
          to recover the monies expended.

               The Commissioner notes that the owner filed for rent 
          restoration and that this application was granted in part in an 
          order bearing Docket No. EI120091OR.  The Commissioner further 
          notes that in any future rent restoration applications by the owner 
          it need not be established that the bathroom tiles and refrigerator 
          have been restored.
               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City it is 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed as modified herein.  Any arrears owed to the 


          owner by reason of this order and opinion may be paid of in monthly 
          installments of $22.50 per month.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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