EB410011RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: EB410011RO

                    Manhattan Realty,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CL410562S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 2, 1990, concerning the 
          housing accommodations known as 330 East 43rd Street, Apartment 
          304, New York, 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 in January 1989 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.  There is no record that the 
          owner filed an answer.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR observed and reported that the living room and 
          hallway were peeling paint and plaster.  The inspector also 
          reported that other services complained of were repaired.

          The Rent Administrator directed the owner to correct the defective 
          conditions and further, ordered a reduction of the stabilization 
          rent.

          In this petition for administrative review, the owner requests, in 
          substance, that the rent reduction order be reversed on the ground 
          that the conditions found did not arise until September or October 
          1989, after the apartment was painted.

          In an answer the tenant acknowledges that the living room wall 
          defects occurred during the summer of 1989 and that the various 












          EB410011RO

          conditions cited in the complaint were cured as of April 1990.  
          However, the tenant argues that the rent reduction was warranted 
          since she had to endure the defective conditions for a considerable 
          amount of time.

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

          An examination of the record reveals that the tenant's complaints 
          neither cited the defective conditions found nor suggested a 
          proximate cause therefor.  The tenant complained of peeling paint 
          in the kitchen only, which was not confirmed.  The Commissioner 
          finds, therefore, that the order went beyond the allegations of the 
          tenant's complaint.  Moreover, since the peeling paint and plaster 
          in the living room and hallway condition were the only defective 
          conditions confirmed on inspection, the rent reduction granted must 
          be revoked.

          Concerning the tenant's argument that the rent reduction was 
          warranted because the tenant was deprived of various other services 
          for an extended period, the Commissioner notes that the DHCR will 
          not normally grant a rent reduction for a complaint of decreased 
          services where, as here, the Rent Administrator can properly 
          conclude from the evidence presented that repairs were made and 
          that services were restored and were being provided at the time a 
          determination was rendered.

          Any rent arrears due the owner from the tenant as a result of this 
          order may be paid in installments equal to the amount of 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, in accordance with the above.
                 


          ISSUED:



                                                                     
                                             LULA M. ANDERSON
                                             Deputy Commissioner  
    

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