GF420029RO

                                  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.: GF420029RO
                                                  
                                                  RENT
          JOSEPH KITZNER                          ADMINISTRATOR'S DOCKET 
                                                  NO.: GA420210S
                                  PETITIONER            
          ----------------------------------x


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

               On June 5, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 13, 1992. The order concerned housing 
          accommodations known as Apt 4E located at 229 W. 101st Street, New 
          York, N.Y.  The Administrator ordered a rent reduction for failure 
          to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on January 10, 1990 by 
          filing a Statement of Complaint of Decrease in Services and alleged 
          that the owner had failed to maintain certain services in the 
          subject apartment.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on January 
          30, 1992 and stated that the tenant had not complained about the 
          conditions in the apartment and also denied that the conditions 
          complained of existed.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on March, 16, 1992 and 
          revealed the following:

                    1.   Peeling paint and plaster apartment-wide,

                    2.   Evidence of vermin droppings in apartment,

                    3.   Evidence of defective stove, rusted pilot and 












          GF420029RO

                    thermostat, handle and second oven door broken, 
                         oven and broiler door does not open or close 
                         properly, and stove is unsafe.

               The Administrator issued the order here under review on May 
          13, 1992 and ordered a $41.00 per month rent reduction based on the 
          report of the inspector.  The dollar amount was based on the 
          erroneous assumption that the apartment was subject to Rent 
          Control. 

               On appeal the owner states that the subject apartment is rent 
          stabilized and not rent controlled and that the Administrator erred 
          in issuing the order here under review.  The petition was served on 
          the tenant on June 12, 1992.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and that the Administrator's order should be affirmed as modified 
          herein.

               The Commissioner has examined the rent records for the 
          apartment in question and has determined that the apartment in 
          question is rent stabilized.  Therefore, the portion of the 
          Administrator's order which reduced the rent by $41.00 per month is 
          revoked.  A rent reduction of an amount equal to the most recent 
          guideline adjustment is ordered effective February 1, 1992, the 
          first rent payment date following service of the complaint on the 
          owner.

               The owner may file for rent restoration when services have 
          been restored.

               THEREFORE, pursuant to 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, affirmed as modified herein.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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