EA210014RO
                                  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.: 
                                                       EA210014RO 
                    MARIA RODRIGUEZ,             
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          CH210588S 
          ----------------------------------x     



            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on December 6, 1989, concerning the 
          housing accommodations known as 184 Green Street, Apartment 3-R, 
          Brooklyn, New York, wherein the Rent Administrator determined the 
          tenant's complaint of decreased services.

          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 by filing a complaint as- 
          serting that the owner had failed to maintain certain services in 
          the subject apartment.  The tenant alleged that water pressure was 
          not adequate and that there was no air vent in the bathroom.

          In an answer, the owner, in pertinent part, denied the allegations 
          set forth in the complaint, or otherwise asserted that all required 
          repairs had been or will be completed.

          Thereafter, the Division of Housing and Community Renewal (DHCR) 
          conducted an inspection of the subject apartment.  The DHCR 
          inspector reported that an air vent had been installed in the 
          bathroom, but that there was evidence of water leaking into the 
          system when it rained. 

          The Rent Administrator ordered a rent reduction based on the 
          finding of vent system water leaks and further, directed the owner 
          to correct the condition.












          EA210014RO




          In this petition for administrative review, the owner, in substance 
          argued that the order should be reversed because said leak was not 
          part of the tenant's complaint, and that the owner did not have 
          notice of the condition.

          The tenant responded that the vent system was installed as the lack 
          thereof was in violation of the Housing Maintenance Code and for 
          which a violation report was issued on May 1, 1989, that there was 
          a leak in the bathroom at the time of the complaint, and that the 
          owner had been so advised.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted.

          An inspection confirmed that the owner had addressed the tenant's 
          original complaint, in that there was an air vent in the bathroom 
          at the time of the inspection.  The Rent Administrator's order 
          granting a rent reduction based on evidence of a leak in the vent 
          went beyond the allegation of the complaint.  Moreover, the owner 
          did not receive notice of the leak condition in the proceedings 
          below.  Consequently, the rent reduction was improper and must be 
          revoked.  The fact that the rent reduction is revoked does not 
          obviate that the owner's obligation to correct the condition, if 
          not done so already.  

          Rent arrears due the owner from the tenant as a result of this 
          determination may be paid by the tenant in monthly installments 
          equal in amount to the monthly rent reduction revoked herein.


          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          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, 
          revoked, as provided above.


          ISSUED:





                                                                                                                         
                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner

    

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