ADM. REVIEW DOCKET NO.: GJ 110096 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.:              
                                                 GJ 110096 RO 
                                              :  
                                                 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 EG 110682 S
                                             
                                                 PREMISES:  72-04 Woodhaven  
                                                 Blvd., Apt. No. 1A,         
                                                 Glendale, NY 
            HARVEY KALT,
                              PETITIONER      : 
          ------------------------------------X                             


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named owner timely filed a petition for 
          administrative review of an order issued on September 17, 1992 
          concerning the housing accommodations relating to the above- 
          described docket number wherein the Administrator ordered a rent 
          reduction based on a finding of a decrease in services.

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

               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 July 25, 1990 by a rent- 
          stabilized tenant filing a complaint of a decrease in services, 
          alleging numerous defective conditions.

               On August 1, 1990, the Division mailed the owner a copy of the 
          tenant's complaint.

               In an answer filed on January 25, 1991, the owner stated that 
          "all repairs and painting of entire apartment were completed in 
          mid-December 1990."












          ADM. REVIEW DOCKET NO.: GJ 110096 RO



               On May 22, 1992, the Division sent the tenant a copy of the 
          owner's answer and a request to confirm or deny same.  

               The tenant filed a reply on June 12, 1992 denying that repairs 
          have been completed.

               Thereafter, an on-site inspection of the subject apartment was 
          conducted on July 13, 1992 by a Division staff member who confirmed 
          the existence of defective conditions.

               Based on said inspection, the Administrator determined that 
          the bathroom ceiling and wall have leak stains and mildew; and that 
          there is evidence of a  water leak in the bathroom light fixture 
          and the bathroom electric outlet.  On September 17, 1992, the 
          Administrator issued the order hereunder review, reducing the 
          tenant's rent to the level in effect prior to the last rent 
          guidelines increase, effective September 1, 1990. 

               In this petition, the owner contends in substance that the 
          water leak was "caused due to the negligence of the upper tenant"; 
          and that all repairs had been made on this "one-time occurrence."

               In answer to the owner's petition, the tenant states that the 
          bathroom leak occurred in July 1990, while the leak from the upper 
          tenant occurred in February 1992; and that no repairs had ever been 
          made.

               The Administrator's determination was based upon a staff 
          inspector's report which found defective conditions within the 
          apartment.  The determination was in all respects proper and is 
          hereby sustained.


               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, affirmed.


          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner








          ADM. REVIEW DOCKET NO.: GJ 110096 RO


                                                    







    

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