ADM. REVIEW DOCKET NO. BH 120233 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.  BH  120233  RO
                                                      
                                              :              
                                                 DISTRICT RENT 
                                                 ADMINISTRATOR'S      DOCKET
                                                 NO.     AL     120359     S
           DITMAS MANAGEMENT CORP.
                                 PETITIONER   :  Tenant: Al Lishnoff
          ------------------------------------X 

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On August  14,  1987,  the  above-named  petitioner  filed  a
          Petition for Administrative Review against an order issued on July 
          13, 1987 by  the  Rent  Administrator  at  Gertz  Plaza,  Jamaica,
          concerning the housing accommodations known as Apartment No. 5E at 
          109-05 72nd Avenue, Forest Hills, New York. 

               The issue herein is whether there was a decrease in  services
          warranting reduction of the legal regulated rent. 

               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 administrative appeal.

               On December 10, 1986, the tenant, a rent  controlled  tenant,
          filed  a  complaint  of  a  decrease  in  services,  alleging,  in
          substance, the following:  in July, 1965, the owner installed  six
          storm windows and received a rent increase  of  $.50  per  window,
          $3.00 per month; and subsequent increases  have  now  brought  the
          portion of the rent paid for said windows to $9.00 per month.   On
          September 25, 1986, the owner removed said storm windows.   

               In its answer, the owner stated that the  storm  windows  had
          been removed in connection with a  building-wide  installation  of
          new, thermal aluminum windows. 

               A DHCR staff inspection confirmed that the six storm  windows
          had been removed.

               In the order below, the Administrator granted  the  tenant  a
          rent reduction of $12.00 per month based on the  removal  of  said
          windows.




               In its Petition the owner asserts that the replacement of the 
          pre-existing windows and storm windows  with  thermal  replacement






          ADM. REVIEW DOCKET NO. BH 120233 RO
          windows did not constitute a decrease in services and that even if 
          that were deemed  to  be  the  case,  the  reduction  granted  was
          excessive.  The original rent increase was only $3.00 per month.

               Although  afforded  the  opportunity,  the  tenant  has   not
          interposed an answer to the owner's Petition.

               The Commissioner is of the opinion that the  Petition  should
          be granted.

               The Commissioner notes that by an order  issued  on  November
          23, 1988, under Docket # BE 130088-OM, the  Administrator  granted
          the owner herein a rent increase based on the  installation  of  a
          Major Capital Improvement, that is the installation  of  aluminum,
          thermal replacement windows.  

               The Commissioner therefore finds that  the  undisputed  facts
          show that the storm windows  were  removed  as  part  of  a  Major
          Capital Improvement that resulted in the substitution of t e  pre-
          existing storm and casement window system with equivalent  service
          in the form of thermal replacement windows. 

               The Commissioner therefore finds that the Administrator erred 
          in granting the rent reduction set forth in the  order  below  and
          that said order should be revoked hereby  and  the  tenant's  rent
          restored in the amount of $12.00 per month  effective  as  of  the
          effective date of the appealed order,  that  is,  the  first  rent
          payment day following July 13, 1987. 

               If the owner has already complied  with  the  Administrator's
          order and there are arrears due to the owner as a  result  of  the
          instant determination, the tenant  may  pay  off  the  arrears  in
          twelve (12) equal monthly installments.  Should the tenant  vacate
          after the issuance of this order, said arrears  shall  be  payable
          immediately.

               THEREFORE, pursuant to the City Rent Law  and  the  Rent  and
          Eviction Regulations, it is

               ORDERED, that this  Petition  be,  and  the  same  hereby  is
          granted; and that the  Administrator's  order  be,  and  the  same
          hereby is revoked in accordance with this order and opinion.  

          ISSUED:





                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner



                                          









          ADM. REVIEW DOCKET NO. BH 120233 RO



























    

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