FH 110054-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.:   
                                                  FH 110054-RT                
                 SHIRLEY ALBERT SPECTOR,          
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      FD 110808-S
          ----------------------------------x


                  ORDER AND OPINION REMANDING THE PROCEEDING TO THE
                                 RENT ADMINISTRATOR


          On August 13, 1991, the above-named tenant filed a  petition  for
          administrative review of an order issued on July 25, 1991,  by  a
          Rent Administrator concerning the housing accommodations known as 
          Apartment 9-C, 144-47 Charter Road, Jamaica,  New  York,  wherein
          tenant's application for a rent reduction was denied.     

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

          On April 22, 1991, the subject tenant, filed an application for a 
          rent reduction based on the owner's alleged failure  to  maintain
          service alleging inter alia that her stove leaked gas.

          On May 20, 1991 the owner interposed an answer  to  the  tenant's
          complaint wherein it alleged  inter  alia  that  the  tenant  had
          refused the owner's offer to replace the stove and that there was 
          no odor emanating from the tenant's stove.

          On June 25, 1991 a physical inspection of the  subject  apartment
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted, "The  stove  has  a
          red tag from Con Ed dated April 3, 1991 No. 81003366; no smell of 
          gas at time of inspection."


          On July 25, 1991, the Rent Administrator issued  the  order  here
          under review, finding that no diminution of services had occurred 
          and denying the tenant's application.

          In her petition for administrative  review  the  tenant  requests
          reversal of the Rent Administrator's order alleging in  substance
          that the stove leaks gas.

          After careful consideration the Commissioner is  of  the  opinion







          FH 110054-RT
          that this proceeding should  e  remanded  to  the  Rent  Adminis-
          trator.

          The Commissioner notes that the red tag from Con Edison indicates 
          that the stove is defective.  However, there is evidence  in  the
          record that the tenant was denying access  or  was  refusing  the
          owner's offer of a  new  stove.   Accordingly,  the  Commissioner
          determines that this proceeding should be  remanded  for  further
          fact-finding, on the stove issue only, including an investigation 
          into the owner's allegation that  the  tenant  was  refusing  the
          installation of a new stove.


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

          ORDERED, that this proceeding be, and the  same  hereby  is,  re-
          manded to  the  Rent  Administrator  for  further  processing  in
          accordance with this order and opinion.


          ISSUED:



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner

    

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