FE 510154-RT

                                  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.:   
                                                  FE 510154-RT                
                                                                             
                 ZOILA   M.   SORIANO,                  RENT    ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      DL 510173-S 
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  


          On May 14, 1991, the above-named  tenant  filed  a  petition  for
          administrative review of an order issued on April 16, 1991, by  a
          District Rent Administrator concerning the housing  accommodation
          known as Apartment 1, 515 West 175th Street, New York,  New York, 
          wherein rent was reduced due to a diminution of service.

          The Commissioner has reviewed all of evidence in the  record  and
          has carefully considered that  portion  relevant  to  the  issues
          raised by the petition for review.

          On August 12, 1989 the subject tenant, filed an application for a 
          rent reduction based on the owner's alleged failure  to  maintain
          service alleging various service deficiencies in her apartment.

          A copy of the tenant's complaint was served  upon  the  owner  on
          December 28, 1989.

          The owner did not interpose an answer to the  tenant's  complaint
          although it was afforded the opportunity to do so.

          On March 21, 1991 a physical inspecti n  of  the  subject  apart-
          ment was carried out by the Division  of  Housing  and  Community
          Renewal (DHCR).  The inspector, in his  report,  noted  that  the
          complained of conditions were as alleged by the tenant.



          On April 16, 1991 the Rent Administrator issued  the  order  here
          under review finding that a diminution of services had  occurred,
          reducing the tenant's rent to the level in effect  prior  to  the
          last rent guideline increases which commenced before  the  effec-
          tive date of the rent reduction, and making  the  rent  reduction
          effective on November 1, 1990.

          In her petition for administrative  review  the  tenant  requests
          modification of the Rent Administrator's order alleging  that  it







          FE 510154-RT
          contained an error as to the effective date  f  the  rent  reduc-
          tion.

          The owner did not interpose an answer to  the  tenant's  petition
          although it was afforded the opportunity to do so.

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

          The Commissioner notes that a copy of the tenant's complaint  was
          served on the owner on December 28, 1989.  Accordingl ,  the  ef-
          fective date for the rent reduction which was granted should have 
          been the first rent payment date occurring hereafter - January 1, 
          1990.  A close review of the Administrator's file  revealed  that
          November 1, 1990, the date cited in the order under review, was a 
          typographical error.


          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, modified to the extent of changing the effective date of  the
          rent reduction to January 1, 1990.  In  all  other  respects  the
          Rent Administrator's order is affirmed.


          ISSUED:


                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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