Docket No.:  FD 220326 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.: FD 220326-RO
             JEANNE WALLACH,                     DRO DOCKET NO.: ZEJ 220023-S
                                PETITIONER       TENANT: Joseph Brun

          On April  29,  1991,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order  of  the  Rent
          Administrator  issued  March  28,  1991.   The   order   concerned
          housing accommodations known as Apartment 1C located at 397  First
          Street, Brooklyn, New York 11215.   The  Administrator  ordered  a
          rent reduction based on decreased services.

          The Commissioner has reviewed the record and carefully  considered
          that portion relevant to the issues raised by this appeal.

          The tenant commenced this proceeding  by  filing  a  complaint  on
          October 1, 1990  seeking  a  rent  reduction  based  on  decreased
          services.  The tenant made the following specific allegations:

               1.  Windows are not in working condition.
               2.  Floors are broken and rotted.
               3.  Doors are rotted.
               4.  Light fixtures are broken, exposed wire.
               5.  Plaster keeps falling from the ceiling.
               6.  Radiator valves are missing.
               7.  Door Frames broken and sagging.
               8.  Apartment has not been painted in 25 years.
               9.  Dust from plaster due to renovation all around
                   the apartments.
               10. Bathroom faucets leak.
               11. Kitchen faucets leak.
               12. Kitchen stove is broken.
               13. Refrigerator is not in working order.
               14. Kitchen floor is rotted.
               15. Door bell is not working.
               16. No Smoke Detector.
               17. No locks on the windows.
               18. No Storm windows.

          The owner filed a response and  stated  that  all  light  fixtures
          which were broken have been replaced with new  ones  and  were  in
          good condition with no exposed wires.  The  owner  further  stated
          that the refrigerator had been inspected with ice being  found  in
          the freezer and cold food in the refrigerator.  The owner  claimed
          the refrigerator door closed properly.

          Docket No.:  FD 220326 RO

          The Administrator ordered a physical inspection of the  apartment,
          which was conducted on January 4, 1991 that inspection revealed 19 
          separate services deficiencies.  The complaining  tenant  is  rent
          controlled, so the Administrator made the following specific  rent

            1)  A)  Kitchen (2) windows - north window bottom sash 
                    1/4 inch space by sill.  Air and light seepage - 
                    sash very shaky.                                  $6.00
                B)  West window - sashes - top painted shut ($2.00),
                    bottom boarded up with wood ($2.00).               4.00
                C)  Livingroom - (1) window - top sash nailed shut.    2.00
                D)  2nd bedroom (1) window top sash painted shut.      2.00
                E)  3rd bedroom - top sash painted shut ($2.00), 
                    bottom sash - 1/4 inch space near sill and 
                    glass cracked ($3.00), (air seepage - $6.00).     11.00
                F)  4th bedroom - left top sash - small hole in 
                    glass ($3.00), bottom sash glass cracked near 
                    sill and glass cracked ($3.00) - right window 
                    bottom glass missing and boarded up with 
                    wood ($3.00).                                      9.00

            2)  2nd bedroom - floor boards loose - center of floor -
                grooves and dents in floor.                            4.50
            3)  (3) floor saddles missing bedroom doorways 
                ($4.50 x 3)                                           13.50
            4)  Apartment entrance door lock loose - door not
                closing properly -  2nd apartment entrance door -
                cracked pane. ($5.00 ea)                              10.00
            5)  Double sliding doors between 3rd and 4th bedrooms
                - missing tracks.                                      3.00
            6)  3rd bedroom - closet missing knob.                     3.00
            7)  (2) doors missing from 2nd bedroom - there is 
                evidence that doors were once there. ($3.00 x 2)       6.00
            8)  1st bedroom door frame missing sides.                  3.00
            9)  Bathroom missing left side frame.                      3.00
           10)  Kitchen - missing frame on both side of doorway.       3.00
           11)  (7) light fixtures missing globes.  ($1.00 x 7)        7.00
           12)  1st bedroom fixture exposed wires.                     3.00
           13)  Both apartment entrance doors - no doorbell.           6.00
           14)  Kitchen stove missing knobs - door does not stay 
                closed.                                               11.00
           15)  Kitchen - refrigerator not working.  Freezer and
                food compartment - 65oF, temperature control at
                lowest setting.                                       35.00
           16)  Kitchen sink water leaks from faucet based.            3.00
           17)  Bathroom faucets not connected to plumbing.           15.00

          Docket No.:  FD 220326 RO

           18)  Kitchen, livingroom, 4th bedroom - radiators not
                connected ($6.00 ea x 3)                              18.00
           19)  4th bedroom missing storm windows.                     4.00
                                                            Total  $ 185.00

          The Administrator found the following to be maintained:

               1)  2nd bedroom - radiator working properly.
               2)  1st bedroom and bathroom windows working properly.
               3)  Smoke detector provided and working.

          The owner's appeal states that "the  tenants  certified  in  court
          that the improvements were made and the rent should  be  restored.
          Annexed to the petition is a "so-ordered stipulation of settlement 
          dated April 2, 1991 of an action  in  Housing  Court  between  the
          parties.  Paragraph 5 of the stipulation states  that  the  tenant
          "acknowledges  that  petitioner  has  complied  with  DHCR   order
          regarding  reduction  of  services   and   all   are   completed."
          Petitioner also submits paid bills and invoices attesting  to  the
          fact that repairs were done.  The tenant did not file a response.

          After careful consideration of the  evidence  in  the  record  the
          Commissioner is of the opinion that the petition should be denied.

          The record indicates that the Administrator's order  was  properly
          based on the results of  the  January  4,  1991  inspection  which
          confirmed the existence of numerous defective  conditions  in  the
          tenant's apartment.   The  owner  submitted  no  evidence  to  the
          Administrator  to  establish  that  repairs  were  done  and  such
          evidence may not be considered  for  the  first  time  on  appeal.
          Moreover, since the court stipulation and testimony by the  tenant
          that the owner seeks  to  rely  on  is  dated  subsequent  to  the
          issuance date of the Administrator's order, the order was  correct
          when issued.

          The parties have agreed that petitioner will seek rent restoration 
          and  the  tenants  will  not  oppose  such  an  application.   The
          Commissioner notes that a proceeding to restore the apartment rent 
          is now pending before the Administrator.  This order  and  opinion
          has no bearing on that application but merely affirms the validity 
          of the rent reduction under appeal was  supported  by  substantial

          THEREFORE, pursuant to the Rent and Eviction Regulations, it is


          Docket No.:  FD 220326 RO

          ORDERED, that this petition be, and the same hereby is, denied and 
          that the Rent Administrator's order be, and the  same  hereby  is,


                                          ELLIOT SANDER
                                          Deputy Commissioner


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