ADM. REVIEW DOCKET NO.: BB-210029 RO

                                  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.:               
                                                 BB-210029 RO    
                                              :
                                                 DRO ORDER NO.:           
                                                 AF 210178-S                
                   ABRAM LANDAU,
                                             
                                                  

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

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                                       IN PART

               On February 17, 1987, the above-named petitioner owner filed 
          a Petition for  Administrative  Review  (PAR)  against  an  order
          issued on January 29, 1987, by the Rent  Administrator  at  Gertz
          Plaza, Jamaica, New York, concerning  the  housing  accommodation
          known as 209 Avenue P,  Apartment  No.  9,  Brooklyn,  New  York,
          wherein the Administrator determined the  tenant's  complaint  of
          defective windows.

               Inspections conducted on  August  l2  and  August  20,  1986
          confirmed the defective windows throughout the apartment.

               On September 16, 1986, the owner advised  the  Administrator
          that it was in the process  f  installing  new  windows-building-
          wide.  In support, the owner submitted a copy of a signed windows 
          installation contract, dated September  9,  1986.   Nevertheless,
          on January 29, 1987, the Administrator issued an  order  reducing
          the rent of the subject apartment to the level  in  effect  prior
          to the  last  rent  guidelines  increase  commencing  before  the
          effective date of the order, July 1, 1986.   








               On appeal, the owner argues that the rent decrease  was  not
          appropriate as the owner was in the  process  of  installing  new
          windows.  A copy of the  invoice  from  the  window  installation
          contractor dated September 9, 1986 and reflecting partial payment
          is submitted.  The tenant was served with a copy of  the  owner's
          administrative appeal, but did not respond.  

               The  applicable  law  is  Section   2523.4   of   the   Rent






          ADM. REVIEW DOCKET NO.: BB-210029 RO
          Stabilization Code.

               The record to date reveals that the  owner  filed  a  timely
          response that the problems had been or were  in  the  process  of
          being eliminated.   At  the  very  least,  the  owner's  response
          warranted further fact-finding at the time to  ascertain  whether
          the window  installations  had  been  completed.   Further  fact-
          finding at this time, would  not  be  practical.   Based  on  the
          record presented, as well as the fact that  the  tenant  did  not
          dispute the owner's appeal, the Administrator's order is  amended
          to permit the rent reduction to terminate on September 30,  1986,
          the last date in the month the owner's evidence establishes  that
          windows were replaced.  

               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, it is

               ORDERED, that the owner's petition be, and the  same  hereby
          is, granted in part, and that the Administrator's order  be,  and
          the same hereby is, amended to reflect a rent reduction  for  the
          period from July 1, 1986 through September 30, 1986, inclusive.

          ISSUED:






                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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