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

          APPEAL OF                               DOCKET NO.:              
                  MING SUN REALTY CORP.,
            C/O   KENNETH CHIN                    RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     GA410309S         


          On September 4, 1992, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          August 4, 1992, by the Rent Administrator, concerning the housing 
          accommodation known as 123 Mott Street, New York, New York, apart- 
          ment 5, wherein the Administrator determined that a $5.00 per month 
          reduction in rent was warranted based upon a reduction in services.

          The Rent Administrator also directed full restoration of services.

          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 based upon a diminution of 

          On January 14, 1992, the tenant filed a complaint alleging that 
          there was a building fire on December 15, 1991, which caused broken 
          windows, holes in the floor and walls, peeling wall plaster and a 
          broken door.

          The owner filed an answer to the complaint alleging that although 
          a fire partially damaged the apartment on December 15, 1991, the 
          apartment was fully renovated to the tenant's satisfaction, 
          including new electrical wiring, outlets and switches.


          A Division of Housing and Community Renewal (DHCR) inspection 
          conducted on April 4, 1992, revealed that all services were being 
          maintained with the exception of small bedroom wall switch and 
          leaking kitchen faucet.  Based on this report, the Rent Adminis- 
          trator issued the rent reduction order.

          On appeal, the petitioner-owner asserts, in pertinent part, that 
          the services which were the subject of the Rent Administrator's 
          rent reduction order of August 4, 1992, were not mentioned in the 
          tenant's complaint, and as such should not have been the basis of 
          a reduction in rent.

          The petition was served on the tenant on October 1, 1992 and on 
          October 14, 1992, the tenant filed an answer to the petition 
          reaffirming that the bedroom wall switch is defective along with 
          sundry other repairs.

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

          For rent controlled tenants, Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner failed 
          to maintain services may result in an order of decrease in maximum 
          rent, in an amount determined by the discretion of the Rent 

          A review of the record reveals that the tenant's complaint failed 
          to specify those service items which were the subject of the Rent 
          Administrator's rent reduction order of August 4, 1992.  The 
          complaint made no reference whatsoever to a defective bedroom wall 
          light switch or to a leaking kitchen faucet or even to defective 
          wiring or plumbing.  

          Moreover, the DHCR inspector found that the subject apartment was 
          being maintained in all respects, except for the two service items 
          noted in the Rent Administrator's rent reduction order.

          Accordingly, the Commissioner finds that the Rent Administrator 
          erred by reducing the rent based upon the owner's failure to 
          maintain the bedroom wall switch and the leaking kitchen faucet.

          If the tenant is of the opinion that these two services are 
          wanting, he may file a new service complaint with the Rent Adminis- 


          Any arrears due as a result of this order may be paid in install- 
          ments of $5.00 per month until all arrears are repaid.

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York City, 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 in accordance with this Order and Opinion.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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