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

          APPEAL OF                               DOCKET NO.: BK410329RO
          227 E. 57TH STREET ASSOCIATES           RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: AH430019B


               On November 23, 1987 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued October 23, 1987. The order concerned various 
          housing accommodations located at 227 East 57th Street, New York, 
          N.Y.  The Administrator ordered a rent reduction for all rent 
          controlled tenants in the building based on a finding of failure to 
          maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant of Apartment 17D commenced this proceeding on 
          August 4, 1986 by filing a Statement of Complaint of Decrease in 
          Building-Wide Services wherein she alleged the following services 

                    1.   Basement windows not properly secured,

                    2.   Windows in need of painting and scraping,

                    3.   Windows not secure.

          The tenant also made a complaint regarding her front door.  The 
          tenant attached lists of violations of the NYC Housing Code which 
          were generated by the Office of Housing Preservation and 
          Development of the New York City Office of Rent Control.  The 
          violations highlighted by the tenant concerned services defects in 
          Apt. 17D and not the rest of the building.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner did not file a response to the 


               The Administrator ordered a physical inspection of the subject 
          building.  An inspection of the complaining tenant's apartment was 
          conducted on October 10, 1986.  The inspector reported that the 
          "casement"  windows do not close properly and that the exterior 
          windows required painting.  The inspector also reported that the 
          apartment door did not fit properly on its frame.

               The Administrator issued the order here under review on 
          October 23, 1987.  A rent reduction of $7.00 per month was ordered 
          for the complaining tenant.  All other rent controlled tenants were 
          granted a rent reduction of $4.00 per month.

               On appeal the owner states that it never received notice of 
          the complaint, that nine tenants who were granted a rent reduction 
          have either died or moved away from the building, that other 
          tenants have reported that they never made complaints about the 
          conditions set forth in the complaint nor were they aware of the 
          fact that the order here under review had been issued, that the 
          building is subject to cooperative ownership and that the owner is 
          not responsible for maintenance and that the windows cited in the 
          Administrator's order were not defective.  Copies of the petition 
          were served on the tenants on November 20, 1987.

               Various tenants filed responses to the petition and stated 
          that they were never parties to the original complaint, that they 
          do not agree with the allegations contained therein and that their 
          names were fraudulently used by a third party without their 
          knowledge or consent.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be revoked.

               The Commissioner initially  finds that a reading of the 
          tenant's complaint and the annexed list of violations described 
          above reveals that the tenant was complaining of conditions which 
          were present in her apartment alone. Therefore, the rent reduction 
          of $4.00 per month granted to any tenant other than the occupant of 
          Apt. 17D is revoked.

               With regard to the complaining tenant the Commissioner notes 
          that a search of DHCR records reveals that the tenant received the 
          following rent reductions in orders previously issued by the 

                    1.   Docket No. 4T3287 issued March 6, 1985 granted the 
                         tenant a rent reduction based, in part, on a
                         finding of six defective apartment windows,
                    2.   Docket No. AG420597S issued April 30, 1987 granted 
                         the tenant a $5.00 per month rent reduction based 


                    on a finding of a defective front door,

                    3.   Docket No AH420373S issued June 17, 1987 granted 
                         the tenant a rent reduction based, in part, on leak 
                         damage over the living room window.  The 
                         Commissioner notes that this rent reduction was 
                         affirmed in an order and opinion issued by the 
                         Commissioner on November 23, 1990 (Docket No. 

               Based on all of the foregoing, the Commissioner is of the 
          opinion that the tenant has already received rent reductions for 
          the conditions cited in the complaint. 

               Pursuant to Section 2202.16 of the Rent and Eviction 
          Regulations a rent reduction may be ordered equal to the reduction 
          in rental value because of a decrease in dwelling space, essential 
          services, furniture, furnishings or equipment.  The rent may not be 
          decreased more than once for the same conditions unless there is a 
          substantial further deterioration so as to constitute a new 
          condition.  Here the tenant has been awarded a rent reduction for 
          the door and windows and these reductions were still in effect when 
          the order appealed herein was issued.
               The Commissioner also notes that the report of the DHCR 
          inspector is defective in that the inspection request referred to  
          basement windows, yet the inspector reported on the condition of 
          the "casement" windows in the subject apartment.  Accordingly, the 
          order here under review which granted a $7.00 per month rent 
          reduction to the tenant of Apt. 17D must be revoked.

               If the current owner has complied with the Administrator's 
          order and arrears are due and owing by reason of the Commissioner's 
          determination herein, pursuant to Section 2202.24 of the Rent and 
          Eviction Regulations, any tenant other than the occupant of Apt. 
          17D may pay off said arrears in installments of $4.00 per month.  
          The tenant of Apt. 17D may pay off said arrears in installments of 
          $7.00 per month.  Should any tenant vacate their apartment or have 
          previously vacated, any arrears are due and payable immediately. 

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City it is 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, revoked.



                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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