Adm. Review Docket No: FB 210255-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.: FB 210255-RO 
                                            :  
             HAMPTON REALTY COMPANY,           DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: EF 210355-S  
                              PETITIONER    : 
        ------------------------------------X                           
          
          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                   IN PART, AND MODIFYING ADMINISTRATOR'S ORDER

        On February 25, 1991, the above-named owner filed a timely  Petition
        for Administrative Review of an order issued on  January  22,  1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        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 petition.

        On May 26, 1990, the tenant commenced this proceeding  by  filing  a
        complaint asserting that the owner had failed  to  maintain  certain
        services in the subject apartment.

        On June 20, 1990, the owner was notified of the tenant's complaint.

        In its answer filed on June 27, 1990, the owner  asserted  that  the
        tenant caused the disrepair and  that  repairs  were  not  completed
        because the tenant refused access.

        On August 6, 1990, the owner filed another answer stating  that  all
        repairs were completed.

        Thereafter on September 12,  1990,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector, who  confirmed  the
        existence of defective conditions.

        On January 22, 1991, the Rent Administrator directed restoration  of
        these services and further ordered a reduction of the  stabilization
        rent.

        In this petition, the owner states in substance that  the  effective
        date of the new reduction is in error; and  that  all  repairs  were
        completed by  February  1991  as  proved  by  DHCR  records  in  the
        Compliance Unit.


        The Commissioner is of the opinion  that  this  petition  should  be
        granted in part and the Administrator's order modified accordingly.

        Although the  record  shows  that  all  repairs  were  completed  by
        February 1991, said repairs were made following the issuance of  the






          Adm. Review Docket No: FB 210255-RO
        Administrator's order on January 22, 1991.  It is  noted  that  this
        order is based on a September 12, 1990  inspection  which  disclosed
        defective  conditions.   Accordingly,  the   Administrator's   order
        reducing the rent was correct when issued, and this order is  issued
        without prejudice to the owner filing an application for restoration 
        of services.

        However, the owner rightly pointed out that the  effective  date  of
        this rent reduction order is in error.  The effective date of a rent 
        reduction order is the first rent payment date  following  the  date
        when the owner was notified of the tenant's complaint.  Because  the
        owner was put on notice of the tenant's complaint on June 20,  1990,
        the effective date should be July 1, 1990  and  the  order  appealed
        from should be modified accordingly.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        it is

        ORDERED, that this petition be, and the same hereby is,  granted  in
        part, and that the District Rent Administrator's order be,  and  the
        same hereby is, modified in accordance with this Order and Opinion.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner


    

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