Docket Number: FB-410287-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.: FB-410287-RO
                                            :               AS AMENDED
             EPIC REALTY CO./                  DISTRICT RENT ADMINISTRATOR'S
             PINE MANAGEMENT CO.,              DOCKET NO.: ZDK-410193-S
                              PETITIONER    : 
        ------------------------------------X                           
          
          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW 
                        AND MODIFYING ADMINISTRATOR'S ORDER

        This Order and Opinion  amends  the  above-described  Administrative
        Review Docket Number issued on July 17, 1991.

        The above-named owner filed a  timely  petition  for  administrative
        review of an order  issued  on  February  19,  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.

        On November 9, 1989,  the  tenant   commenced  this  proceeding   by
        filing a complaint asserting that the ceiling in  the  hallway  fell
        because of the water leak above his apartment; that the  ceiling  in
        the front room, due to a water leak from the steam pipe, is  hanging
        low over the tenant's new piano; and that some of the windows in the 
        apartment need to be replaced or repaired because they  are  rotting
        and disintegrating wood  around  the  window  panes.   The  tenant's
        complaint did not seek a  rent  reduction  because  of  the  owner's
        failure to maintain services.

        In its answer, filed on December  12,  1989  the  owner  denied  the
        allegations  set  forth  in  the  tenant's  complaint  or  otherwise
        asserted that all required repairs will be completed.

        Thereafter,  on  December  27,  1990  and  January  25,   1991,   an
        inspection of the subject apartment  was  conducted  by  a  D.H.C.R.
        inspector who confirmed that the  hallway  was  repaired;  that  the
        ceiling was repaired; and that the apartment was painted.   However,
        the inspection report stated that "all 6 window  frames  and  sashes
        are in poor condition, need caulking, painting or (to be) replaced."

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



        In this petition, the owner states that the tenant cannot receive  a
        rent reduction when the tenant did not request one in  its  original
        complaint.







        Docket Number: FB-410287-RO

        The Commissioner is of the opinion  that  this  petition  should  be
        granted and the Administrator's order modified.

        The record clearly shows  that  the  tenant  did  not  seek  a  rent
        reduction in the original  complaint.   However,  the  Administrator
        improperly granted the tenant a rent reduction.  The  law  is  clear
        that for a rent stabilized tenant to receive a rent abatement  based
        on  a  failure  to  maintain  services,  one  must  specifically  be
        requested.

        Accordingly, the Administrator's order is  modified  to  the  extent
        that a rent reduction is  omitted.   The  owner  may  not,  however,
        apply for or otherwise increase the stabilized rent until the  owner
        files  for  and  receives  an  order  permitting  same  based  on  a
        restoration of services.

        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 Administrator's order be, and the same hereby is,  modified
        in accordance with this Order and Opinion.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner




                                                   
    

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