FC110310RO
                                  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.: FC110310RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: EI110746S        
               Michael Pistilli,        
                                                PREMISES: 58-35 Granger St.
                                                          Apt. # 6M
                                                          Corona, NY
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN 
                       PART AND MODIFYING ADMINISTRATOR'S ORDER              
                  

               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 issue in this appeal is whether the Administrator's order 
          was warranted.

               The Commissioner had reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issues raised by the administrative appeal.

               This proceeding was commenced on September 25, 1990 by a rent- 
          stabilized tenant who filed a complaint, asserting that the 
          building conditions are such that it is practically unsafe to come 
          and go after dark; that the door locks are broken; that the garbage 
          chute areas are filthy; that rain seeps through the roof; that the 
          building is infested with rats and roaches; that the refrigerator 
          is out of service for a year; that the elevators are inoperative; 
          that the hallways are unlit at night; and that the entrance door 
          has constantly broken locks.

               On October 29, 1990, the Division transmitted to the owner a 
          copy of the tenant's complaint.

               In an answer filed on November 7, 1990, the owner stated that 
          he has an exterminating company under contract to service the 
          apartment bi-monthly; that the elevator service under contract has 












          FC110310RO

          confirmed all elevators working properly; that the superintendent 
          has assured him that the building is in proper and sanitary 
          condition; and that the refrigerator is scheduled for repair on 
          November 9, 1990.

               In another answer filed on November 16, 1990, the owner stated 
          that the tenant has a new refrigerator and that the door lock has 
          been fixed.  The owner attached a copy of the tenant's signed 
          acknowledgment that the new refrigerator had been installed, the 
          window lock replaced and the bathroom painted.

               Thereafter, an on-site inspection of the subject apartment was 
          conducted on January 11, 1991 by a Division staff member who 
          reported that there are water stains on the ceiling and wall inside 
          the entry hall closet; that the entrance door does not close 
          properly; that there was a roach crawling in the kitchen; and that 
          there is no evidence of a defective refrigerator.

               On February 1, 1991, the same Division staff member inspected 
          the subject apartment and reported that the entrance door lock is 
          working properly.

               The Administrator determined that the apartment entrance door 
          does not close properly, that there is evidence of roaches in the 
          kitchen, and that there are water stains on the ceiling and wall 
          inside the entry hall closet.  The Administrator directed the 
          restoration of services and ordered the reduction of the stabilized 
          rent.

               In the petition for administrative review, the owner argued 
          that the tenant has signed on November 9, 1990 an acknowledgment 
          that repairs had been completed to satisfaction.  The owner also 
          asserted that the finding of a defective door not closing properly 
          was not originally complained of by the tenant.

               On April 8, 1991, the Division mailed to the tenant a copy of 
          the owner's petition.

               In answer, the tenant asserted in substance that the defective 
          conditions had never been repaired, that he has not signed an 
          acknowledgment that the defective entrance door, vermin infestation 
          and water stains had been taken care of by owner.

               After careful consideration, the Commissioner is of the 
          opinion that the owner's petition should be granted in part and 
          that the Administrator's order should be modified accordingly.

               The Administration's determination was based upon a staff 
          inspector's report which found defective conditions within the 
          apartment and is correct in that respect.  
               However, the finding that the apartment entrance door does not 
          close properly was not originally complained of by the tenant.  The 






          FC110310RO

          tenant originally complained that the door locks are broken and 
          that the entrance door has constantly broken locks.  The February 
          1, 1991 inspection found that the entrance door lock is working 
          properly.

               Accordingly, the Commissioner is of the opinion that the 
          Administrator's order should be modified to the extent of deleting 
          the finding that the apartment entrance door does not close 
          properly.

               The Commissioner notes that the tenant's November 9, 1990 
          acknowledgment of repairs does not refer to the defective 
          conditions found by inspection - rather to the new refrigerator, 
          replaced window lock and the painted bathroom.  The owner's 
          allegation that the tenant had already acknowledged repairs of the 
          defective conditions is accordingly without merit.

               The Commissioner also notes that the owner's application for 
          rent restoration (FK110040OR) was granted on March 17, 1993.

               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 to the extent that the Administrator's finding that 
          the apartment entrance door does not close properly is deleted from 
          the order, and that the Administrator's order is modified 
          accordingly.



          ISSUED:                                    






                                                  ___________________        
                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        
                                                 

                    






    

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