Docket Number: FG 610036-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.: FG 610036-RO 
                                              
                                               DISTRICT RENT ADMINISTRATOR'S
            ROBERT HEIMANN,                    DOCKET NO.: DH 610805-S
                                           
                                               SUBJECT PREMISES:
                                               2400  Valentine  Ave.,  Apt.  No.1-H,
                              PETITIONER       Bronx, NY 10458 
        -----------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On July  9,  1991,  the  above-named  owner  filed  a  Petition  for
        Administrative Review against an order issued on June  17,  1991  by
        the Rent  Administrator,  Gertz  Plaza,  92-31  Union  Hall  Street,
        Jamaica, New York, concerning the housing accommodations relating to 
        the above-described docket number.  

        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 administrative appeal.

        The original proceeding was commenced on August  25,  1989,  by  the
        tenant filing complaint asserting that the owner failed to  maintain
        certain services in the subject apartment.

        Although the owner was notified to do so on September 20, 1989,  the
        owner failed to respond to the tenant's complaint.

        The tenant wrote down the owner and his mailing address  as  "Robert
        Heimann, P.O. Box 293, Bronx, New York 10471."

        On September 20, 1989, a copy of said complaint with instructions to 
        answer same was mailed to the owner in the stated address,  but  the
        owner failed to respond to the tenant's complaint.

        On September 28, 1990, another copy of the  tenant's  complaint  was
        mailed to the owner's registered address at  5608  Broadway,  Bronx,
        New York 10463.  The owner again did  not  respond  to  the  owner's
        complaint.

        Thereafter on May 31, 1991, the subject apartment was  inspected  by
        D.H.C.R. which confirmed the existence of a  defective  refrigerator
        ("missing freezer door...ice buildup...freezer temperature 20oF...
        refrigerator  temperature  40oF")  and  a  defective  kitchen   sink
        ("chipped enamel").
        Based on said inspection, the Administrator  directed  on  June  17,
        1991, restoration of these services and further ordered a  reduction
        of the stabilized rent.

        In this petition, the owner contends in substance that  it  did  not






          Docket Number: FG 610036-RO

        receive the tenant's complaint and that these  defective  conditions
        do not warrant a rent reduction.

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

        The owner's allegation  of  non-receipt  of  tenant's  complaint  is
        without merit.  In both addresses, P.O. Box 293 and  5608  Broadway,
        the owner should have received the tenant's complaint.   The  tenant
        mailed at that time its rent to P.O. Box 293,  and  the  owner/agent
        should be at that address.  5608 Broadway is the owner's  registered
        address with DHCR, and DHCR merely followed the address as correctly 
        registered in the  record.   In  any  case,  the  owner  filed  this
        petition against the  order  that  was  addressed  to  him  at  5608
        Broadway.

        In addition, the owner should be aware  of  the  tenant's  complaint
        because in its petition, it alleged lack of notice only  as  to  the
        defective refrigerator but not as to the other defective conditions, 
        when all the questioned services were in fact stated in the tenant's 
        complaint.  Moreover, the owner had eighteen months from service  of
        the tenant's complaint till  the  issuance  of  the  Administrator's
        order to investigate the tenant's complaint and  to  make  necessary
        repairs, but the owner failed to do so.

        As to the owner's contention that these decreased  services  do  not
        warrant a rent reduction, it is noted that a kitchen sink done in an 
        unworkmanlike manner and a defective refrigerator  (with  a  missing
        freezer door, ice buildup, a freezer  temperature  of  20oF,  and  a
        refrigerator  temperature  of  40oF)  are   considerable   decreased
        services to warrant a rent reduction.

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

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

        ISSUED:


                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner


    

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