GD 210212 RO
                                  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.: GD 210212 RO
                                                  
          275 KING OCEAN CORP.                    RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FC 210640 S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On April 13, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued March 19, 1992. The order concerned housing 
          accommodations known as Apt 5 located at 275 Ocean Ave., Brooklyn, 
          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 March 15, 1991 by 
          filing a Statement of Complaint of Decrease in Services wherein she 
          alleged the following services deficiencies:

                    1.   Peeling paint and plaster in kitchen,

                    2.   Refrigerator not working properly and smelling of 
                         gas,

                    3.   Plaster falling from hallway wall,

                    4.   Hole in bathroom floor,

                    5.   Missing bathroom tiles,

                    6.   Sink falling out of bathroom wall and leaking 
                         badly,

                    7.   Falling plaster from bedroom wall,

                    8.   Exposed electrical wires,













          GD 210212 RO


                    9.   Apartment and closet doors missing.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on April 8, 
          1991 and stated that the tenant owes several months arrears in 
          rent, that the owner has had dealings with the New York State 
          Department of Social Services regarding these rent arrears, that 
          the owner has attempted to evict the tenant for nonpayment of rent 
          and that the tenant had not previously complained about the 
          services deficiencies until the owner had attempted to evict her.

               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on February 25, 1992 and 
          revealed the following:

                    1.   Refrigerator fresh food compartment temperature 
                         measured to be 42 degrees,

                    2.   Refrigerator frozen food compartment temperature 
                         measured to be 20 degrees.

          The following services were found to have been maintained:

                    1.   No evidence of peeling paint and plaster in 
                         kitchen,

                    2.   Refrigerator light, gaskets, shelves, vegetable bin 
                         and door adequate,

                    3.   No evidence of peeling paint and plaster in 
                         hallway,

                    4.   Bathroom sink adequately fastened,

                    5.   Sink plumbing adequate,

                    6.   No evidence of peeling paint and plaster in 
                         bedroom,

                    7.   Bedroom wiring adequate,

                    8.   Room doors are provided and are adequate.

          The inspector reported that the tenant had stated that the 
          refrigerator was her property but that she desired that the owner 
          supply her with one.

               The Administrator issued the order here under review on March 
          19, 1992 and ordered a rent reduction of an amount equal to the 
          most recent guideline adjustment based on the report of the DHCR 
          inspector. 






          GD 210212 RO


               On appeal the owner states that the refrigerator is the 
          property of the tenant, that the owner has not given consent for 
          the tenant to use the refrigerator and the refrigerator is no 
          longer a service the owner is required to maintain.  

               The tenant filed a response to the petition on May 11, 1992 
          and stated that she had asked the owner to supply her with a new 
          refrigerator but that the owner had failed to do so and that she 
          was therefore required to purchase a refrigerator on her own.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The relevant inquiry before the Commissioner in deciding this 
          administrative appeal is whether the Administrator was correct in 
          issuing the order here under review based on the record at the time 
          of issuance.  The Commissioner finds that the Administrator was 
          correct.  The 1984 apartment registration statement lists a 
          refrigerator among the equipment provided to the subject apartment 
          and the owner has not denied that this is a service it provides.  
          While the owner is not expected to repair the tenant's equipment, 
          it is required to continue to provide a working refrigerator.  
          Since the Division's inspection reported that the refrigerator in 
          the tenant's apartment is defective, the rent reduction ordered by 
          the Administrator is warranted.  The owner may comply with the 
          directive to restore by providing the tenant with a functioning 
          unit.  The Commissioner further notes that the owner did not raise 
          the issue of who owns the refrigerator before the Administrator.  
          Pursuant to Section 2529.6 of the Rent Stabilization Code, the 
          scope of review in administrative appeals is limited to a review of 
          facts or evidence presented before the Administrator, unless it can 
          be shown that those facts or evidence could not have been so 
          presented.  It is apparent that the refrigerator is a service the 
          owner is required to maintain regardless of who owns the unit 
          presently in the apartment.

               Pursuant to 9 NYCRR 2523.4 a tenant may apply to the DHCR for 
          a rent reduction and the Administrator is required to reduce the 
          rent upon a finding that required services are not being 
          maintained.  Required services are defined by 9 NYCRR 2520.6 (r) to 
          include that space and those services which the owner was 
          maintaining or was required to maintain on the applicable base 
          date.  The Commissioner finds that the Administrator relied on the 
          entire record including the results of the on-site physical 
          inspection conducted on February 25, 1992.  The order here under 
          review is affirmed.

               The Commissioner notes that the owner has filed for rent 
          restoration and that this application is currently pending before 
          the agency (see Docket No. GD 210187 OR).
            












          GD 210212 RO

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is
           
               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner
                                   
    

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