ADM. REVIEW DOCKET NO.: FL 210075 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.:               
                                                 FL 210075 RO 
                                              :
                                                 RENT ADMINISTRATOR'S     
                                                 DOCKET NO.: FC 210119 S  
                                                 PREMISES: 1408 Sterling     
                                                           Place, Apt. 4,
                MARTIN KIRZNER                             Brooklyn, N.Y.
                c/o STERLING REALTY CO.,
                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                       IN PART

               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation 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 by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

               In its answer, the owner denied the allegations set forth in 
          the tenant's complaint or otherwise asserted that all required 
          repairs had been or would be completed.

               Thereafter an inspection of the subject apartment was 
          conducted by a D.H.C.R. inspector who confirmed the existence of 
          defective conditions.

               The Rent Administrator directed restoration of these services 
          and further ordered, a reduction of the stabilization rent. 



















          ADM. REVIEW DOCKET NO.: FL 210075 RO

               In its petition for administrative review, the owner states, 
          in substance, that repairs have been performed and submits an 
          exterminator bill, superintendent's statement, and a letter from 
          the exterminator.  In answer to the owner's petition the tenant 
          states that defective conditions still exist.  

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

               Although it is the owner's contention that repairs had been 
          made and conditions corrected before the apartment was inspected or 
          the order was issued, the owner's allegation is belied by the 
          report of the agency inspector.  Accordingly, the Commissioner 
          finds that the Rent Administrator's order reducing the rent was 
          correct when issued, and this order is issued without prejudice to 
          the owner filing a rent restoration application. 

               The Commissioner also notes that the tenant's complaint made 
          no mention of the bathroom ceiling.  Hence the owner was not on 
          notice of this condition and it must, therefore, be removed as a 
          basis for the rent reduction which was ordered.

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

               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and that the Rent Administrator's order be, and 
          the same hereby is, modified to remove the bathroom ceiling as a 
          basis for the rent reduction.  In all other respects the Rent 
          Administrator's order is affirmed. 

          ISSUED:





                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner