ADM. REVIEW DOCKET NO.: FA 420040 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.:               
                                                 FA 420040 RO 
                                              :
                                                 DRO ORDER NO.:           
                                                 DI 420629-S                
               LEVITES REALTY MANAGEMENT CORP    
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On January 9, 1991, the above-named petitioner owner filed a 
          Petition for Administrative Review against  an  order  issued  on
          December 5, 1990, by  the  Rent  Administrator  at  Gertz  Plaza,
          Jamaica, New York concerning the housing accommodations known  as
          61 West 10th Street, Apartment 5E, New York,  New  York,  wherein
          the  Administrator  determined  the  tenant's  complaint   of   a
          reduction of services. 

               In the order, the Administrator reduced the tenant's rent by 
          10 % plus $130.50 based on the  results  of  an  inspection  that
          revealed numerous service reductions.  Based on  the  inspection,
          the rent was reduced as follows:   















                    1. Defective and broken windows in living room,
                       two (2) bedrooms, kitchen and bathroom        $91.00
                    2. Defective apartment entrance door and door
                       frame, and missing latch                        5.00
                    3. Defective kitchen door                          3.00
                    4. Missing bathroom door latch                     5.00
                    5. Missing bedroom door latch                      1.50
                    6. Tub overflow                                    3.00






          ADM. REVIEW DOCKET NO.: FA 420040 RO
                    7. Defective livingroom ceiling light fixture      1.50
                    8. Defective foyer ceiling light fixture           1.50
                    9. Peeling paint and plaster and water stained
                       walls and ceilings throughout the apartment     10 %
                   10. Broken oven control knob                        6.00
                   11. Broken refrigerator door gasket and broken 
                       plastic molding                                 8.00
                   12. Missing refrigerator vegetable bin              5.00 
           
               On appeal, the owner requests that the  rent  reductions  be
          reversed.  The owner argues that the tenant was not  entitled  to
          rent reductions because the tenant  was  not  using  the  subject
          premises as her primary residence, and was  illegally  subletting
          the subject apartment. 

               The owner also asserts that certain  enumerated  items  were
          not complained of below and that it  was  therefore  improper  to
          grant rent reductions for these items.

               The owner also asserts that the superintendent had attempted 
          to correct the overflow tub condition but had been denied  access
          by either the tenant or the alleged subtenants. 

               The owner concedes on appeal  that  the  owner  was  in  the
          process  of  soliciting  and  reviewing  proposals  from   window
          contractors for the building-wide replacement of windows.

               The  tenant  responds,  in  essence,  that   none   of   the
          conditions  have   been   corrected,   and   asserts   that   the
          accommodations, in fact, are her primary residence. 

               The applicable law  is  Section  2202.16  of  the  Rent  and
          Eviction Regulations.

               In the absence of a determination by a  Court  of  competent
          jurisdiction that the premises  were  not  the  tenant's  primary
          residence, the owner's bare allegation to  that  effect  must  be
          disregarded for the purposes of these proceedings.




               The Commissioner also  finds  that  the  tenant's  complaint
          adequately  raised  and  gave  the  owner  notice  of   all   the
          conditions, confirmed  on  inspection,  that  gave  rise  to  the
          enumerated rent reductions.  

               The owner's further bare claim that the  tenant  refused  to
          provide the owner access to correct the  tub  overflow  condition
          must also be dismissed, as there was no evidence presented below, 
          or on appeal, of advance written notification to  the  tenant  of
          scheduled appointments to effect repairs.

               THEREFORE, in accordance with the  provisions  of  the  City
          Rent Control Law and the Rent and Eviction Regulations, it is  

               ORDERED, that the owner's petition be and  the  same  hereby
          is, denied and that the Administrator's order  be  and  the  same
          hereby is affirmed.






          ADM. REVIEW DOCKET NO.: FA 420040 RO

          ISSUED:





                                                                        
                                           JOSEPH A. D'AGOSTA
                                           Acting Deputy Commissioner




                                                    

    

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