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

          APPEAL OF                               DOCKET NO.:   
                     JOSE CABAN/                  RENT ADMINISTRATOR'S      
                   OLGA LUZDELRIO,                DOCKET NO.:

                                                  PREMISES: 448 40th Street
                                   PETITIONER     Apt. 2-L, Brooklyn, NY


          The above-named tenant filed a petition for administrative review 
          of an order issued on September 30, 1992, concerning the housing 
          accommodations relating to the above-described docket number.

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

          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.

          This proceeding was commenced on August 6, 1990 by the tenant 
          filing a complaint, alleging that in November 1989, he paid a 
          locksmith $15.00 to fix a picked door lock; that in January 1990, 
          he paid a locksmith $200.00 for same; that in June 1990, he paid a 
          locksmith again $350.00; and that the building has poor security.

          In an answer filed on September 6, 1990, the owner stated that two 
          new locks, a chain and a peephole were installed when the tenant 
          moved in on October 6, 1988; that the tenant installed an addi- 
          tional lock in the door and changed the other locks without 
          permission of the owner; that contrary to the New York City  
          Multiple Dwelling Law, the tenant failed to give the owner keys to 
          all the locks in case of emergency; that services were not reduced 
          for the apartment; and that the tenant refused access to check the 

          The Administrator issued an order, determining that the facts in 
          the case do not warrant the relief requested; that in regard to 
          building security, a building-wide complaint form should be filed 
          by the tenant if warranted; and that in regard to reimbursement, 
          the tenant is advised to refer this issue to a court of competent 

          In the petition for administrative review, the tenant questioned 
          the rent increases when the owner "never did anything in the apart- 
          ment".  The tenant also submitted a copy of an Individual Tenant 
          Statement of Complaint of Decreased Services from another pro- 
          ceeding (Docket No. DH210161S).

          The Division mailed to the owner on December 9, 1992 a copy of the 
          tenant's petition.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          The tenant has presented no valid issue in this administrative 
          appeal.  The tenant's bare contention in the petition that rent 
          increases are questionable is unsubstantiated and irrelevant.  The 
          Commissioner notes that the tenant has not even addressed the 
          issues of the order appealed from.

          A careful search of the Division's records reveals that (Docket No. 
          DH210161S) referred to by the tenant in the petition had been 
          terminated on October 1, 1990, based on the tenant's September 10, 
          1990 withdrawal of the complaint which also alleged reimbursement 
          for tenant's painting of the apartment - a non-issue in this case. 

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

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner

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