ADM. REVIEW DOCKET NO.: FJ 220029 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.:               
                                                 FJ 220029 RO 
                                              :
                                                 RENT ADMINISTRATOR'S     
                                                 DOCKET NO.:              
                                                 DL 220567 S
                  KISLEV REALTY,                  
                                                 PREMISES:  Apt. 4N,
                              PETITIONER      :  3030 Brighton l2th St.,
          ------------------------------------X  Brooklyn, New York         

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named petitioner filed a timely Petition for 
          Administrative Review of an order issued on October 1, 1991, 
          concerning the housing accommodations relating to the above- 
          described docket number.

               The Commissioner has reviewed all of 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 December 20, 1989 by 
          filing a complaint asserting that the apartment's refrigerator and 
          freezer are defective. 

               In its answer filed on March 14, 1990, the owner asserted that 
          it repaired the refrigerator as evidenced by a copy of a paid bill 
          dated December 5, 1989.

               Thereafter, a physical inspection of the subject apartment was 
          conducted on September 13, 1991 by a DHCR staff member who reported 
          that the temperature in the refrigerator fresh food compartment (48 
          degrees F) and the freezer unit (20 degrees F) is inadequate and 
          that the refrigerator light flickers.

               The Administrator directed the restoration of services and 
          ordered the maximum legal rent reduced by $37.00 per month.


















          ADM. REVIEW DOCKET NO.: FJ 220029 RO

               In this petition, the owner contends that the tenant was 
          negligent in changing the controls of the refrigerator and that it 
          was normal for the refrigerator light to flicker when needing 
          replacement, which is the tenant's responsibility.

               In answer, the tenant denied breaking the refrigerator and 
          asserted that the refrigerator was received second-hand, at least 
          ten years ago.

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

               Section 2202.16 of the Rent and Eviction Regulations provides 
          that if the owner fails to maintain services, the Rent 
          Administrator may order a decrease in the maximum rent in an amount 
          which the Rent Administrator, in his discretion, may determine.

               The record in the instant case reveals that the tenant 
          complained about a defective refrigerator in the apartment and a 
          physical inspection confirmed that the refrigerator is indeed 
          defective.

               The Commissioner notes that while the owner questions the 
          findings of fact the record clearly reflects those findings by 
          virtue of DHCR inspection which occurred on September 13, 1991.

               Moreover, the owner had almost two years from the date of 
          service of the tenant's complaint until the issuance of the 
          Administrator's order to investigate the tenant's complaint and to 
          make the necessary repairs, but failed to do so.

               Accordingly, the Commissioner finds that the Rent 
          Administrator properly determined that the owner had not corrected 
          the condition complained of and for this reason the rent reduction 
          is warranted.

               The owner's argument that the tenant caused the damage to the 
          refrigerator was not raised before the Administrator and is 
          therefore beyond the scope of review of this administrative appeal.

               This Order and Opinion is issued without prejudice to the 
          owner's rights as they may pertain to an application to the 
          Division for a restoration of rent based upon the restoration of 
          services.

               THEREFORE, in accordance with the Rent and Eviction 
          Regulations for New York City, it is



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






          ADM. REVIEW DOCKET NO.: FJ 220029 RO

          is, affirmed.

          ISSUED:





                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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