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

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IN THE MATTER OF THE ADMINISTRATIVE      ADMINISTRATIVE REVIEW
APPEAL OF                                DOCKET NO.:FE620344RO     
                                              
Wakefield Manor Apartments,              RENT ADMINISTRATOR'S
                                         DOCKET NO.:DK620631S      
                                             
                                         SUBJECT PREMISES:
                                         4360 Baychester Avenue
                                            Apt. 6B
                                            Bronx, NY  
                      PETITIONER     
-----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on May 15, 1991 concerning the housing 
            accommodations relating to the above-described docket number.  

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

            The tenant commenced this proceeding on November 20, 1989 by filing 
            a complaint asserting that the owner had failed to maintain various 
            services in the subject apartment including, but not limited to, 
            broken and missing bathroom tiles, leaking bathroom, and bedroom 
            doors not repaired.

            In an answer filed on February 9, 1990, the owner asserted that it 
            has repaired the items in the tenant's complaint.

            On January 14, 1991, DHCR mailed a copy of the owner's answer to the 
            tenant.

            The tenant filed an answer on January 29, 1991, stating in pertinent 
            part that the main bathroom was not repaired; the shower needed 
            plastering; and that the bedroom doors were not fixed.

            Thereafter, a physical inspection of the subject apartment was 
            conducted on April 24, 1991 by a DHCR staff member who reported that 
            the bathroom tile was loose in the wall near the toilet; and that 
            the west bedroom door did not open properly.

            FE620344RO


            By an order dated May 15, 1991, the Administrator directed the 
            restoration of services and ordered a rent reduction.







            In this petition, the owner contends in substance that the tenant's 
            complaint was vague and general; that the inspector's findings were 
            not complained of by the tenant; and that these conditions are 
            minor, not warranting a rent reduction.

            DHCR mailed a copy of the petition to the tenant.

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

            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            authorized to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain required 
            services. The owner's petition does not establish any basis to 
            modify or revoke the Administrator's determination based on the 
            April 24, 1991 inspection which confirmed that the bathroom tile was 
            loose in the wall near the toilet, and that the west bedroom door 
            did not open properly. The Commissioner finds these defective 
            conditions constitute a decrease of services, warranting a rent 
            reduction.

            Further, the Commissioner finds that the owner was sufficiently put 
            on notice by the tenant's complaint and DHCR's follow-ups to repair 
            these conditions. The complaint filed on November 20, 1989 clearly 
            stated, inter alia, broken and missing bathroom tiles, leaking 
            bathroom, and bedroom doors not repaired. The tenant also filed an 
            answer on January 29, 1991, alleging that the main bathroom was not 
            repaired; the shower needed plastering; and that the bedroom doors 
            were not fixed. The Commissioner finds that the April 24, 1991 
            inspection results are well within the ambit of the tenant's 
            complaint.

            The Commissioner notes that the owner's rent restoration application 
            (FF610273OR) was granted on March 11, 1992.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, 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, affirmed.



            ISSUED:




                                                                          
                                                  LULA M. ANDERSON
                                                  Deputy Commissioner

    

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