ADM. APPEAL DOCKET NO. FJ 220056 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 APPEAL
          APPEAL OF                              DOCKET NO.               
                                                 FJ 220056 RO   
                                              :
                                                 D.R.O. DOCKET NO.        
                                                 DL 220220 - S            
                    REIN REALTY CORP.        
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
               IN PART AND REMANDING PROCEEDING TO RENT ADMINISTRATOR

               On October 16, 1991, the above-named petitioner-owner filed an 
          Administrative Appeal against an order issued on September 10, 
          1991, by the District Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          691 Union Street, Apartment 1-R, Brooklyn, N. Y.

               The issue herein is whether the District Rent Administrator 
          properly reduced the rent of the subject apartment.

               The District Rent Administrator's order, appealed herein, 
          reduced the rent of the subject rent controlled apartment by $5.00 
          per month for leaks/stains in the bathroom; $5.00 per month for 
          leaks/stains in the kitchen and 7.5% per month for non-maintenance 
          of the water-supply.  The District Rent Administrator's order was 
          based upon the findings of an inspection held on August 19, 1991. 

               On appeal, the petitioner-owner asserted, inter-alia, that the 
          items found to be wanting by the DHCR were never the subject of the 
          tenant's complaint and that the same items were of a minor nature, 
          insufficient to warrant a reduction in rent.

               After a careful consideration of the entire evidence of record 
          the Commissioner is of the opinion that the administrative appeal 
          should be granted in part.



















          ADM. APPEAL DOCKET NO. FJ 220056 RO

               This proceeding was initiated by the filing of an Individual 
          Tenant Statement of Complaint of a Decrease in Services on January 
          22, 1990. 

               A careful review of the complaint shows clearly that the 
          tenant complained, inter alia, about constant water leaks; a lack 
          of heat and hot water and a general state of disrepair in the 
          bathroom and kitchen. 

               Accordingly, with regard to the leaks/stains in the bathroom 
          and kitchen, the owner's claim, on appeal, that the District Rent 
          Administrator reduced the rent of the subject apartment for service 
          deficiencies which were not the subject of the tenant's complaint 
          must be rejected.

               The DHCR held an inspection of the subject apartment on August 
          19, 1991 which revealed, inter alia, that a number of complained-of 
          conditions had been corrected.  For instance, the inspector's 
          report revealed that the apartment had been recently plastered and 
          painted and that there was no evidence of fumes or odors.  The 
          inspector's report, however, also noted evidence of water-stains in 
          the bathroom and kitchen and deficient water service.  The report 
          noted that the hot-water temperature at the time of the inspection 
          was 110 degrees fahrenheit.   

               Section 2202.16 of the Rent and Eviction Regulations provides 
          that an owner's failure to maintain services may result in an order 
          of decrease in maximum rent, in an amount determined by the 
          discretion of the Administrator. 

               The New York City Housing Maintenance Code requires that hot 
          water be supplied at all times at a constant minimum temperature of 
          120 degrees.  The inspection report finding a temperature of 110 
          degrees confirms the tenant's complaint that this service is 
          inadequate.

               The Commissioner finds, however, that the Administrator's 
          order specifying "Water Supply" as the defective condition was 
          misleading in not putting the owner on notice that it was 
          inadequate hot water that had been reported by the inspector and 
          that had to be corrected.  The owner correctly concluded that a 
          water supply problem was not included in the tenant's complaint.  
          The 7.5% rent reduction is therefore revoked. 
               






               The Commissioner further finds that the matter should be 
          remanded to the District Rent Administrator for the purpose of 






          ADM. APPEAL DOCKET NO. FJ 220056 RO

          conducting another inspection of the subject apartment to determine 
          whether the owner is supplying hot-water at a constant minimum 
          temperature of 120 degrees fahrenheit.

               The Commissioner has also considered the owner's contention 
          that the tenant's complaints were minor in nature and unworthy of 
          a rent reduction and rejects same.  Although the inspection 
          revealed that the apartment had been plastered and painted, the 
          source of the leak damage had evidently not been addressed and the 
          leak stains in the kitchen and bathroom that the tenant complained 
          about continue to persist.  Such conditions, even if minor in 
          scope, warrant a rent reduction when allowed to continue without 
          proper repair.

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

               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and that the order of the District Rent 
          Administrator be, and the same hereby is, modified, to revoke the 
          7.5% rent reduction for "water supply."  This proceeding is 
          remanded to the Administrator to determine whether the owner is 
          supplying adequate hot water.  The order of the District Rent 
          Administrator is hereby affirmed in all other respects. 

          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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