ADM. REVIEW DOCKET NO. ARL 11919 Q

                                  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.:               
                                                 ARL 11919 Q 
                                              :
                                                 D.R.O. DOCKET NO.:         
                                                 AA 120717 S
                                                                        
                                             
             JRD MANAGEMENT                                        

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                   IN PART, MODIFYING RENT ADMINISTRATOR'S ORDER,
                                          AND REMANDING PROCEEDING

               On July 16, 1986, the above-named petitioner-owner  filed  a
          petition for administrative review of an order issued on June 11, 
          1986   by   a   Rent   Administrator   concerning   the   housing
          accommodations known as Apartment No. 4-C,  155-01  90th  Avenue,
          Jamaica, New York, wherein the Administrator reduced the  maximum
          legal rent for the subject rent controlled  apartment  by  $40.50
          per month.

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

               The record reveals that the tenant commenced this proceeding 
          on January 30, 1986 by filing a complaint of decrease in services 
          in which she alleged that the new windows installed by the  owner
          in July 1984 are  inferior  to  the  old  windows  and  were  not
          installed properly.  She also claims that she no longer has storm 
          windows and screens for which she was charged a rent increase  15
          years ago. 







               In answer to the complaint,  the  owner  asserted  that  the
          tenant is complaining about  a  major  capital  improvement  rent
          increase which was charged to all tenants  until  the  owner  was
          informed that rent controlled tenants did not have  to  pay  this
          increase.  The owner claimed that all necessary adjustments  have
          been made. 

               The Administrator then  issued  the  order  appealed  herein






          ADM. REVIEW DOCKET NO. ARL 11919 Q
          reducing the tenant's rent by  $40.50  per  month  consisting  of
          $1.50 times nine (9) for missing storm windows, $1.00 times  nine
          (9) for missing screens and $2.00 times nine (9) for air seepage.

               In the petition for administrative review, the  owner  seeks
          reversal of the order, claiming that it is unduly punitive, given 
          the fact that substantial sums were invested in the  installation
          of energy efficient thermal windows for which the  tenant  herein
          was never charged.  The owner adds that  the  air  seepage  is  a
          minor caulking problem and that no screens were ever provided but 
          this tenant had her own screens that were reinstalled where  they
          were.  

               In answer to the petition, the tenant claims  that  the  new
          windows are difficult to open and  have  improper  moldings  that
          permit  water  and  air  seepage.   The  tenant  states  that  no
          inspector ever came to her apartment to  check  the  windows  and
          that her old screens were not reinstalled because  they  did  not
          fit,  but  new  screens   were   offered   to   her   after   the
          Administrator's order was issued.

               After careful consideration,  the  Commissioner  is  of  the
          opinion that the petition should be granted in part.

               The Division's records, including the Rent Registration Card 
          for the subject rent-controlled apartment, reveal that on  August
          9, 1967, (Docket No. 2AC 147432) the tenant  commenced  paying  a
          rent increase of $4.50 per month for nine (9) sets of  storm  and
          screen windows, establishing that  this  is  equipment  that  the
          owner is required  to  continue  to  provide.   The  Commissioner
          finds, however, that with the installation  of  thermal  windows,
          storm windows were no longer necessary and a rent  reduction  for
          missing storm windows is  not  warranted.   Similarly,  the  rent
          reduction for air seepage is also not warranted in the absence of 
          an inspection  confirming  this  condition.   The  proceeding  is
          therefore remanded to the Administrator for a physical inspection 
          to investigate this problem and  to  order  an  appropriate  rent
          reduction if the inspection  reveals  air  or  water  seepage  or
          defects in the installation or operation of the windows.   



               The owner denies that screens are a required  service  while
          the Division's records reveal otherwise  and  the  tenant  denies
          that  the  screens  were  reinstalled.   Accordingly,  the   rent
          reduction   for   missing   screens   is   warranted   and    the
          Administrator's order is modified to order a $9.00 per month rent 
          reduction ($1.00 for each of 9 screens).

               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
          granted in part and the Administrator's order  be  and  the  same
          hereby is modified to order a rent reduction of $9.00 per  month,
          rather than $40.50 per month, and it is 

               FURTHER ORDERED, that the  proceeding  be  remanded  to  the
          Administrator for further  processing  in  accordance  with  this






          ADM. REVIEW DOCKET NO. ARL 11919 Q
          order and opinion.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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