FH 610206 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.: FH 610206-RO
                                                 DOCKET NO.: FC 610339-S

                                                 SUBJECT PREMISES:     
                                                 2308 Crotona Avenue, Apt. No. 6
                                PETITIONER       Bronx, New York 10458
                                       IN PART

          The above-named owner filed a timely Petition  for  Administrative
          Review of an order issued on July 22, 1991, 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 petition.

          The tenant commenced this proceeding on March 6, 1991 by filing  a
          complaint asserting that the owner had failed to maintain  certain
          services in the subject apartment by enumerating eleven  defective
          conditions, of which the following are relevant to this petition:
          "the kitchen cabinet is broken" and "the bedroom window is  broken
          and cold comes in."

          In its answer filed on May 10, 1991, the  owner  wrote  "that  all
          work in the tenant's apartment ha(d) been repaired."

          Thereafter  on  June  12,  1991,  an  inspection  of  the  subject
          apartment was conducted by DHCR which confirmed that  the  plywood
          installed in the kitchen floor has seams  which  can  be  a  "trip
          hazard"; that the kitchen cabinets doors do  not  close  properly;
          that the bottom sash of the bedroom window is "cracked"; that  the
          kitchen light fixture in the ceiling has "exposed wires"; that the 
          apartment entrance door "drags" on the saddle; and that  the  bell
          on this apartment door is broken.

          Based on said inspection, the Administrator directed on  July  22,
          1991  restoration  of  these  services  and  a  reduction  of  the
          stabilized rent.

          In this petition, the owner contends in substance that  the  seams
          which are a "trip hazard" are being  repaired;  that  the  kitchen
          cabinet doors which "do not close properly" are not  part  of  the
          tenant's complaint and are not a decreased service warranting rent 
          reduction; that "the cracked bottom sash" of  the  bedroom  window
          and the "exposed wires"  of  the  kitchen  light  fixture  in  the
          ceiling are not  in  the  original  tenant's  complaint;  and  the

          FH 610206 RO

          "dragging" of the apartment entrance door is also being repaired.
          The owner further alleges that "(a)rrangements have been made  for
          the repair of the new items listed above."

          Although duly notified of the owner's petition, the tenant  failed
          to respond to same.

          After careful consideration, the Commissioner is  of  the  opinion
          that  the  petition  should   be   granted   in   part   and   the
          Administrator's order modified accordingly.

          It is noted that the owner performed a number of  repairs  in  the
          subject apartment prior to issuance of the  order  appealed  from.
          Inspection, however, disclosed that  the  kitchen  floor  was  not
          properly repaired, resulting into seams which are a "trip hazard"; 
          that the bottom sash of the bedroom window is "cracked"; that  the
          kitchen light fixture in the ceiling has "exposed wires"; that the 
          apartment entrance door "drags" on the saddle; and that  the  bell
          on this apartment door is broken.

          The owner's contention that she was  not  put  on  notice  by  the
          tenant's complaint concerning the kitchen cabinet and the  bedroom
          window is without merit.   The  tenant's  original  complaint  did
          state that "the kitchen cabinet is broken" and that  "the  bedroom
          window is broken and cold comes  in."   Contrary  to  the  owner's
          petition, the defective kitchen  cabinet  doors  are  a  decreased

          The owner's contention that she was not notified by  the  tenant's
          complaint concerning the "exposed wires" of kitchen light  fixture
          in the ceiling is correct.  This condition is not  stated  in  the
          original tenant's complaint.  The Administrator's  order  is  thus
          modified to omit this finding.

          In view of the foregoing, and the owner's good  faith  efforts  to
          repair the  complained-of  conditions,  the  owner's  petition  is
          granted in part to the extent that the effective date of the  rent
          reduction is modified to the first rent payment date of the  month
          after the date of issuance of the Administrator's order, when  the
          owner first knew that her efforts had not been effective.

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


          FH 610206 RO

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


                                          ELLIOT SANDER
                                          Deputy Commissioner

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