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

          APPEAL OF                               DOCKET NO.:              
                    CAROL BENOIT,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     GC420321S 


          The above-named petitioner-tenant filed a timely petition for 
          administrative review (PAR) of an order issued concerning the 
          housing accommodation known as 697 West End Avenue, Apartment 12-A, 
          New York, New York, wherein the Administrator denied the tenant's 
          complaint on the basis that the condition complained of had been 

          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.             

          The tenant commenced the proceeding below by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.  

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector on 
          June 7, 1993, who confirmed that there was no problem with the hot 
          and cold water pressure, shower head, and hot and cold water 
          kitchen faucet at the time of the inspection.

          The Rent Administrator denied the tenant's complaint on the basis 
          that the conditions complained of had been corrected.


          In its petition for administrative review, the tenant states in 
          substance, that the problems with the water faucets do not exist 24 
          hours a day.  Hot water comes out of the cold water tap very often 
          for a long period of time but not always, and when the inspection 
          was conducted, the water came out of its proper tap.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulation, a 
          rent reduction is authorized where there has been a decrease in 
          essential services which are defined in Section 2200.3 to include 
          repairs, maintenance, janitorial services, and removal of refuse.  
          The tenant's petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that there were 
          no defective conditions in the apartment based on a physical 
          inspection, on June 7, 1993, for which a rent reduction was not 

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, 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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