FK 210021-RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433



          ----------------------------------x     S.J.R. 6275
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  FK 210021-RO
                 VIRGINIA  GARDENS,  INC.,           RENT   ADMINISTRATOR'S
                    DOCKET NO.: 
                                   PETITIONER     DJ 210560-S            
          ----------------------------------x 

                          
                                                            
            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  
                                          

          On November 8, 1991, the above-named owner filed a  petition  for
          administrative review of an order issued on October 8, 1991 by  a
          Rent Administrator concerning the housing accommodation known  as
          Apartments F-3, 3502 Kings Highway, Brooklyn, New  York,  wherein
          rent was reduced due to a diminution of service.

          Subsequent thereto the owner, deeming its petition denied, sought 
          judicial review in the Supreme Court pursuant to  Article  78  of
          the Civil Practice Law and Rules.  The case was remitted to  this
          Division for a determination of the owner's petition.

          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 for review. 

          On October 17, 1989 the subject tenant filed an application for a 
          rent reduction based on the owner's alleged inter alia  that  the
          leaks were repaired by the installation of a new  roof  and  that
          the tenant had refused a  new  stove.   The  owner  attached  the
          supporting affidavits of the owner's contractor  and  superinten-
          dent.

          On September 11, 1991 a physical inspection of the subject apart 
          ment was carried out by the Division  of  Housing  and  Community
          Renewal (DHCR).  The inspector, in his  report,  noted  that  the
          complained of conditions were as alleged by the tenant.



          On October 8, 1991 the Rent Administrator issued the  order  here
          under review finding that a diminution of services  had  occurred
          and reducing the tenant's rent to the level in  effect  prior  to
          the last rent  guideline  increase  which  commenced  before  the
          effective date of the rent reduction.

          In its petition for administrative review the owner reques s  re-






          FK 210021-RO
          versal of the Rent Administrator's order  alleging,  inter  alia,
          that the tenant's complaints  were  duplicitous  (sic)  of  those
          asserted in another docket.

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

          The Commissioner notes that on May 4, 1990 in docket DB  210019-S
          this tenant was granted a rent reduction  which,  on  October  8,
          1991 was still in effect.  The rent reduction in  Docket  No.  DB
          210019-S was made effective on  arch 1,  1989  and  is  currently
          still in effect.  Accordingly, the Commissioner  finds  that  the
          rent reduction granted in the order under  review  (DJ  210560-S)
          was duplicative and must be revoked.

          Insofar as the inspection of September 11, 1991 corroborated  the
          conditions extant on that date the Commissioner directs the owner 
          to correct those conditions within thirty  days  if  it  has  not
          already done so.


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

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


          ISSUED:



                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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