EH 610334 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: EH 610334 RO

                                               DISTRICT RENT ADMINISTRATOR
               R. Goldberg                     DOCKET NO.: DF 610504 S


                                       IN PART

               On August 31,  1990,  the  above-named  petitioner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          August 17, 1991 by the Rent Administrator  of  the  Gertz  Plaza,
          Jamaica,   District   Rent   Office,   concerning   the   housing
          accommodations known as 1545 Rhinelander Avenue, Apt. 1M,  Bronx,
          New York.

               The Administrative Appeal is being  determined  pursuant  to
          the provisions of 9NYCRR 2523.4.

               The issue herein is whether there was a decrease in services 
          warranting reduction of the legal regulated rent.

               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 by the administrative appeal.

               On June 21, 1989 the tenant filed a complaint of decrease in 
          services, alleging among  other  conditions  complained  of,  the
          following: leak in the bathroom  ceiling;  toilet  doesn't  flush
          properly periodic lack of heat  and  hot  water;  ground  outside
          building  was  dug  up  and  never  replaced,  leading   to   rat

               In its answer, dated August 1, 1989, the owner responded  to
          the above complaint by stating that the claim had been settled to 
          tenant's satisfaction.  Owner included in its  answer  a  letter,
          signed by the tenant purportedly agreeing that repairs  had  been
          made and that tenant wished to withdraw her complaint.

               On May 30, 1990 a physical inspection of the subject housing 
          accommodation was conducted by the DHCR.  The inspector's  report
          found that the bathroom ceiling had a new crack after repair, but 
          that the other conditions complaint of had been repaired.

               On August 17, 1990, the Rent Administrator issued  an  order
          based on the report of  the  physical  inspection,  reducing  the
          legal regulated  rent  by  the  percentage  of  the  most  recent
          guidelines adjustment for  the  tenant's  lease  which  commenced

          EH 610334 RO
          before August 1, 1989, the  effective  date  of  the  order,  and
          directing the owner to refund to the tenant all amounts collected 
          in  excess  of  the  reducing  rent  since  the  above  mentioned
          effective date.

               In its petition, the owner contends that  the  Administrator
          did not consider the owner's answer to the tenant's complaint  in
          making its decision.  The owner  reiterated  its  answer  to  the
          tenant's complaint made below.

               The Commissioner is of the opinion that this petition should 
          be granted in part.
               An examination of the record reveals that  tenant  signed  a
          letter stating that repairs had been done  to  her  satisfaction,
          and that such letter was submitted by owner below.  Nevertheless, 
          the  physical  inspection  report  disclosed  the  complained  of
          conditions existed and, the  Commissioner  finds  that  the  rent
          reduction is warranted. 
               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, it is

               ORDERED, that this  petition  be  and  the  same  hereby  is
          granted to  the  extent  of  remanding  this  proceeding  to  the
          District Rent Administrator for further processing in  accordance
          with this order and opinion.  The automatic stay of  so  much  of
          the District Rent Administrator's order as directed repairs and a 
          retroactive rent abatement is hereby continued until a new  order
          is   issued   upon   remand.    However,   the    Administrator's
          determination as to a prospective rent abatement  is  not  stayed
          and shall remain in effect until the Administrator issues  a  new
          Order upon remand.


                                                  ELLIOT SANDER
                                                  Deputy Commissioner

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