STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.:               
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:           
                   FAITH GABEL,              
                                                 PREMISES: 458 First St. 
                              PETITIONER      :            Brooklyn, NY


               The above-named tenant filed a timely petition for 
          administrative review of an order concerning the housing 
          accommodations relating to the above described docket number, 
          wherein the Rent Administrator denied the tenant's application for 
          a rent reduction.

               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.

               On June 6, 1990, the tenant commenced the proceeding below by 
          filing a complaint asserting that the owner failed to maintain the 
          following services: 

                    1. Hallway linoleum was disintegrating 
                       due to unworkmanlike installation.
                    2. No bedroom door.

               On June 19, 1990, the owner was served with the tenant's 
          complaint and afforded an opportunity to comment thereupon.  The 
          owner did not submit an answer.

               On November 19, 1990, the tenant filed an additional 
          complaint, asserting that the owner failed to maintain the 
          following services:  

          ADM. REVIEW DOCKET NO.: FL210015RT

                    1. Outside door bell did not buzz people in.
                    2. Outside door did not lock properly or have 
                    3. Toilet seat in the apartment needed to be

               Pursuant to Section 2527.5(f) of the Rent Stabilization Code, 
          the Rent Administrator consolidated the above-mentioned complaints 
          and served it upon the owner on April 3, 1991.

               On May 6, 1991, the owner interposed an answer asserting that 
          a new bedroom door and hallway linoleum had been installed.  The 
          owner, in his answer, requested one additional week to install a 
          toilet seat, in that the tenant could only provide access to the 
          apartment after 4:00 p.m. 

               On October 24, 1991, an inspection of the premises was 
          conducted by a Division inspector who stated the following in his 

                    1) Apartment bell and buzzer found to be operable.
                    2) Toilet seat adequate - no evidence of any defects.
                    3) Hallway linoleum in apartment was coming up at the  
                       edges - curling - needs to be fastened - it was in
                       fair condition.  
                    4) Bedroom door was secure.

               On November 7, 1991, the Rent Administrator issued the order 
          appealed herein, denying the tenant's application on the grounds 
          that services were maintained.

               In the petition, filed on December 2, 1991, the tenant states 
          that the floor covering in the hallway was not installed properly, 
          and still required service in that it was rolling up on the sides 
          as a result of not being tacked down appropriately when installed.  
          The tenant went on to state that this information was contained in 
          the inspector's report of October 24, 1991.  

               On March 3, 1993, the petition was served upon the owner.

               The Commissioner is of the opinion that the petition should be  

               The tenant's complaint of June 6, 1990, asserted that the 
          hallway linoleum was disintegrating due to unworkmanlike 
          installation.  The tenant's assertion was belied by the inspection 
          report below, which found the hallway linoleum to be in fair 
          condition.  The curling of the floor covering was not contained in 

          the tenant's complaint.  Had the Rent Administrator issued an order 

          ADM. REVIEW DOCKET NO.: FL210015RT

          reducing the rent for said condition, the owner's right to due 
          process would have been violated, in that the owner would not have 
          received notice regarding said condition and afforded an 
          opportunity to correct same. 

               Based on a preponderance of the evidence, the petitioner has 
          offered insufficient reason to disturb the Rent Administrator's 
          order, and it should be affirmed. 

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

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


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


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