HC220238RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





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          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: HC220238RO

                    Israel Weiss,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: GI220041S

                                   PETITIONER
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            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                   REVOKING ADMINISTRATOR'S ORDER AND REMANDING TO
                         ADMINISTRATOR FOR RE-DETERMINATION

          On March 30, 1993, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on February 
          24, 1993 by the Rent Administrator, concerning the housing 
          accommodation known as 409 Brighton Beach Avenue, Apt. 2nd floor 
          front, Brooklyn, New York, wherein the Administrator determined 
          that the owner had failed to maintain certain services, and reduced 
          the rent.

          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.

          This proceeding was commenced by the filing by the tenant of a 
          complaint of decrease in services dated September 10, 1992.

          An inspection conducted by a DHCR staff inspector on February 8, 
          1993 confirmed several of the complained of conditions resulting in 
          the order herein appealed.







          In the PAR, the owner contends that premises are not subject to 
          either the City Rent Law or the Rent Stabilization Law for the 












          HC220238RO

          following reasons: the premises, prior to 1955, consisted of a 
          store with one apartment above which was occupied by the owner; 
          that prior to 1955 the apartment was converted into two apartments; 
          that the complaining tenant occupied the rear apartment from 1955 
          to 1975 when, at his request, he moved to the apartment in front.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted to the extent of remanding the 
          proceeding to the Administrator for the purpose of determining 
          whether the premises is subject to rent regulation, to allow the 
          parties to submit evidence, as necessary, and to give the tenant an 
          opportunity for full response.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          the City Rent Law, the Rent and Eviction Regulations, and the 
          Emergency Tenant Protection Act of 1974, it is

          ORDERED, that this petition be, and the same hereby is, granted and 
          that the Rent Administrator's order be, and the same hereby is, 
          revoked, and the proceeding remanded to the Rent Administrator in 
          accordance with this order and opinion.
            
                   


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner