DOCKET NO.: EK 610272 RO
            
                                  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.: EK 610272 RO

               Dennis Mullarkey for               DRO DOCKET NO.:
               Lehigh Management                  EH 610520 S 
                                                  
                                                   
                              PETITIONER
          -------------------------------------X
                             
          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On November 14, 1990 the above-named petitioner a Petition 
          for Administrative Review against an order issued on November 9, 
          1990 by the Rent Administrator of the Gertz Plaza, Jamaica, 
          District Rent Office, concerning the housing accommodations known 
          as 1268 Stratford Avenue Apt. C10, Bronx, NY.

               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 the evidence in the record 
          and has carefully considered that portion of the record relevant 
          to the issues raised by the administrative appeal.

               On August 20, 1990 the tenant filed a complaint of decrease 
          in services, alleging among other conditions complained of, the 
          following; "leaking steam pipes", "oven blew up ... not 
          functioning".
               
               In its answer, dated September 13, 1990, the owner responded 
          to the above complaint by stating that the tenant refused access.

               On October 11, 1990 a physical inspection of the subject 
          housing accommodation was conducted by the DHCR.  The inspector's 
          report confirmed existence of the complained of conditions.
















          DOCKET NO.: EK 610272 RO



               On November 9, 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 
          before September 1, 1990, 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 conditions cited by 
          the Administrator in its Order were not complained of by the 
          tenant, and thus should not be the basis for an Order reducing 
          rent.

               The Commissioner is of the opinion that this petition should 
          be denied.     

               Despite the owner's assertions, the physical inspection 
          report disclosed the complained of conditions existed and, the 
          Commissioner finds that the rent reduction is warranted.  

               An examination of the record reveals that the findings of 
          the Administrator referred to by the owner in its PAR (oven is 
          missing two knobs and pilot light not working, walls over kitchen 
          sink plastered but not painted,) were not specifically mentioned 
          by the tenant in his complaint.  However, missing knobs, and 
          defective pilot light can reasonably inferred from tenant's 
          complaint (stove malfunction), much as the defective kitchen 
          ceiling can be seen as the logical result of the complained of 
          leaking pipes.  

               This order is issued without prejudice to the owner's right 
          to file the appropriate application for restoration of the rent, 
          if the facts so warrant.
               
               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is

               ORDERED, that this petition for administrative review be, 
          and the same hereby is, denied, and that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.

               ISSUED:


                                                                           
                                                  ELLIOT SANDER
                                                  Deputy Commissioner








          DOCKET NO.: EK 610272 RO


















    

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