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

          APPEAL OF                                    DOCKET NO.:
                                                       (Refile of 
                    Blannor Realty Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          The above-named owner filed and perfected a timely petition for 
          administrative review of an order issued on December 8, 1987, 
          concerning the housing accommodations known as 223 Lenox Road, 
          Apartment C1, Brooklyn, New York, wherein the Rent Administrator 
          determined the tenant's complaint of a reduction of services.

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

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment in that the owner had removed the tenant's 
          screens during the installation of new windows, and had not 
          replaced them, notwithstanding a promise to do so.

          In an answer, the owner replied that the building was undergoing a 
          moderate rehabilitation funded by the New York City  Participation 
          Loan Program, and that the windows specifications approved by the 
          New York City Department of Housing Preservation and Development 
          (HPD) did not include screens as part of the scope of the work.  
          The owner did not dispute that screens were provided previously.

          An inspection of the subject apartment by a DHCR inspector 
          confirmed that, in fact, none of the windows had screens.


          The Rent Administrator directed the owner to restore the screens, 
          and further, ordered a rent control rent reduction.

          In the petition for administrative review, the owner reiterates 
          that because the owner adhered to HPD specifications, which did not 
          mention screens as part of the rehabilitation, there was no 
          diminution of services.  

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

          Section 804 (Article 15) of the Private Housing Finance Law (PHFL) 
          provides, in pertinent part, that notwithstanding rent control 
          provisions, where a multiple dwelling has participated in a 
          moderate rehabilitation loan program pursuant to Article 15 of the 
          PHFL, all dwelling units therein shall be subject to the Rent 
          Stabilization Law and Code.

          In addition, Section 2520.6(r)(4)(vi) of the Rent Stabilization 
          Code provides that for housing accommodations for which rents are 
          established by governmental agencies pursuant to PHFL, or which are 
          first made subject to the Code pursuant to the PHFL, the base date 
          for the building-wide and individual unit services which were 
          required for approval in connection with establishment of initial 
          rents pursuant to the PHFL shall be the effective date of the 
          initial rents.

          With the petition, the owner enclosed a copy of an HPD information 
          letter to the tenant noting that the rent established under the 
          Article 15 Rehabilitation Program would be subject to the Rent 
          Stabilization Law, as administered by the Division of Housing and 
          Community Renewal (DHCR).  The Rent for the apartment was 
          established at $259.96 per month effective June 1, 1987, which also 
          became the required services base date.  In light of the above, the 
          DHCR is compelled to find that screens were eliminated and need not 
          be provided as a base date service. 

          In accordance with the above, the Rent Administrator's order is 
          revoked.  The record should reflect that the apartment is rent 
          stabilized and that screens are not a required base date service.

          Rent arrears, if any, due the owner from the tenant as a result of 
          this order shall be paid in monthly installments equal in number to 
          the months the arrears accumulated.   

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


          ORDERED, that the petition be granted, and that the Rent 
          Administrator's order be revoked, as provided above.


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner 


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