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

          APPEAL OF                               DOCKET NO.: 
                      ANNA CERULLI,           
                                                  RENT ADMINISTRATOR'S
                                   PETITIONER     DOCKET NO.:
          ----------------------------------x     GB130102B 


          On March 8, 1993, the above-named petitioner-owner filed a peti- 
          tion for administrative review (PAR) of an order issued on January 
          28, 1993, by the Rent Administrator, concerning the housing 
          accommodation known as 24-48 27th Street, Apartment 1-R, Astoria, 
          New York, wherein the Administrator determined that the owner had 
          failed to maintain certain services and ordered a reduction in 

          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 administrative appeal.

          This proceeding was commenced by the filing of a complaint of 
          reduction in services by the tenant alleging insufficient hallway 
          and stairway light, specifically, that the source of light can only 
          be turned on by a switch that is inaccessible to the tenant..

          The owner was served with a copy of the tenant's complaint and 
          responded that adequate light is being provided.

          An inspection of the premises was conducted by this Division which 
          confirmed the complained of conditions resulting in the order 
          herein appealed.

          On PAR the owner stated that the Administrator's order was incor- 
          rectly addressed and was not mailed to the registered owner, 
          resulting in this late filed PAR; that the hallway light is 
          operated by a switch manually and is not automatic, that it has 
          always been this way; and that to make it automatic would be an 
          increased service entitling the owner to an increase in rent.


          The tenant responded to the owner's PAR stating that the order was 
          correctly mailed to the owner's agent, that the light in question 
          cannot be operated by the switch which is behind the locked cellar 
          door, that the bulb itself must be turned, and that it is difficult 
          to reach.

          The owner responded that the switch inside the basement door is 
          always in the "On" position, so access to the switch is not 
          necessary, and that the lighting is otherwise adequate.

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

          An inspection by a Division of Housing and Community Renewal (DHCR) 
          staff inspector on December 8, 1992, confirmed inadequate lighting 
          in the hallway and staircase.  It was proper for the Administrator 
          to rely on the results of inspection in determining the outcome in 
          this case.

          The Commissioner rejects the tenant's contention that the 
          Administrator's order was properly mailed.  The order should have 
          been mailed to the party specified as the owner on the tenant's 
          complaint which is the same person named as the owner in the last 
          filed registration statement.  Because the order was sent to a 
          different entity the Commissioner finds that the order does not 
          constitute proper notice and entitles the owner to have its PAR 
          considered timely although it was filed more than 35 days after 
          issuance of the Administrator's order.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the Emergency Tenant Protection Act of 1974, 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, 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner

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