GI110065RO                                  
                                    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.:              
GI110065RO
                 GRENADIER REALTY CORP.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                     PREMISES     EF120268S
          ----------------------------------x



            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          On September 15, 1992, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          August 12, 1992, by the Rent Administrator, concerning the housing 
          accommodation known as 261-34 Langston Avenue, Glen Oaks, NY, 
          Apartment 2, wherein the Administrator determined that the rent for 
          the subject apartment should be reduced based upon a diminution of 
          services.  The Rent Administrator's order was based upon an 
          inspection held on July 21, 1992, which showed that painting and 
          plastering was needed on the bedroom window frame and that the 
          paint and plaster in the rest of the bedroom was in adequate 
          condition.

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

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of the subject apartment.

          On appeal, the petitioner-owner asserted in substance that all 
          relevant repair-work has been completed and that the rent reduction 
          should be revoked.  The owner further alleged that the rent was 
          previously restored under Docket No. FE110126OR for the same reduc- 
          tion item that is the subject of the rent reduction order being 
          appealed.

          The petition was served on the tenant on September 24, 1992.














          GI110065RO                                  



          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be granted.

          DHCR records reveal that the rent for Apartment 2 was previously 
          reduced by the Rent Administrator on August 25, 1989, under Docket 
          No. CF110613S, based upon peeling paint, water staining and mildew 
          on the master bedroom walls.

          The rent for the subject apartment was restored under Docket No. 
          FE110126OR, on October 29, 1991 and made effective July 1, 1991.

          The tenant filed the subject service complaint on June 13, 1990, 
          under Docket No. EF120268S, which substantially reiterated the 
          prior service complaint.

          The complaint filed on June 13, 1990 stated, among other things, 
          that the plastering in the bedroom was defective and the complaint 
          filed in the prior proceeding stated that the bedroom wall and 
          window sill paint was falling off.

          In answer to the subject complaint, the owner asserted that all 
          work was performed in a workmanlike manner.

          A DHCR inspection, held on July 21, 1992, revealed that although 
          the paint and plaster in the bedroom was in good condition; 
          plastering and painting was needed on the bedroom window frame.

          This finding, however, is belied by the record before the Rent 
          Administrator in Docket No. CF110613S, which reveals that the 
          tenant telephoned the DHCR Compliance Bureau on May 30, 1991 and 
          acknowledged that the owner performed all repair work specified in 
          that complaint and that all directives were complied with.

          Given the fact that the tenant's service complaints in both pro- 
          ceedings were similar and that the Rent Administrator restored the 
          rent under Docket No. FE110126OR while the second complaint was 
          pending, the Commissioner finds that the entire record under review 
          gives ample support and credence to the owner's claims on appeal.

          Accordingly, the Commissioner finds that the rent reduction order 
          issued under Docket No. EF120268S on August 12, 1992 should be 
          revoked.  It is also noted that the Administrator's order errone- 
          ously reduced the rent by $5.00 per month pursuant to Section 
          2202.16 of the Rent Control Law but the apartment is subject to 
          rent stabilization, not rent control.










          GI110065RO                                  


          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is

          ORDERED, that this petition be, and the same hereby is, granted, 
          and the Rent Administrator's order be, and the same hereby is, 
          revoked.  If rent arrears are due as a result of this order, the 
          tenant may pay such arrears in six monthly installments.


          ISSUED:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner






    

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