AL 420767-RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433



          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  AL 420767-RO
                  JED                   MANAGEMENT                   CORP.,
                                             RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     UC 002200-S            
          ----------------------------------x 

                                                       
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   
                                          


          On December 18, 1986, the above-named petitioner-landlord filed a 
          petition for administrative review against  an  order  issued  on
          December 9, 1986, by a Rent Administrator concerning the  housing
          accommodation known as Apartment 6-H, 425 West 160th Street, 
          New York, New York, wherein the Administrator determined that the 
          landlord had not provided  or  maintained  certain  services  and
          ordered a rent reduction of $16.00 per month,  effective  on  the
          first rent payment day following issuance of the order.

          The Commissioner has reviewed all the evidence in the record  and
          has carefully considered that portion of the record  relevant  to
          the issue raised by the administrative appeal.

          The Administrator's  order was based  on  a  physical  inspection
          which revealed that the  windows  throughout  the  apartment  are
          loose and have rotting frames and the sashes need putty.

          In the petition for administrative review, the  landlord  asserts
          that the order should be  reversed  because  neither  the  former
          owner nor the petitioner who purchased the  building  on  January
          22, 1986 was informed by the tenant or  DHCR  of  the  conditions
          requiring repair.  The petitioner also claims that extensive work 
          was done on the windows in September and November of  1986,  that
          an inspection by the Office of Code Enforcement in November  1986
          reported no violations concerning the windows, and that the order 
          is defective because it was sent to the prior owner.


          In answer to the petition, the tenant contends that the  problems
          with the windows were discussed with the former and  the  current
          owners of the building.  She concedes that some repair  work  was
          done subsequent to the issuance of the Administrator's order  but
          there are problems that still need to be corrected.

          After careful consideration of the evidence of record,  the  Com-
          missioner is of the opinion that the petition should be denied. 






          AL 420767-RO
          The rent reduction order was properly based on a physical inspec 
          tion which revealed defective windows which the landlord had  not
          repaired despite adequate notice and opportunity to do  so.   For
          this condition, the  rent  reduction  by  the  administrator  was
          warranted.

          The landlord has not established that the repairs were done prior 
          to the issuance of the order and the tenant has denied  that  the
          repairs have been completed in a satisfactory manner.   There  is
          no basis for modifying or revoking the rent reduction.


          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 the  Administrator's  order  be,  and  the  same  hereby  is,
          affirmed.


          ISSUED:



                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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