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

          APPEAL OF                                    DOCKET NO.: CB410057RT

                    Andrew Glass,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BF410330S


          On February 1, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review of an order issued on December 
          30, 1987, by the Rent Administrator, concerning the housing 
          accommodation known as 170 Second Avenue, Apt. 6D, New York, N.Y., 
          wherein the Administrator directed the owner to restore services 
          but did not order a rent reduction.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue by the administrative appeal.

          The record indicates that the tenant filed a complaint on June 26, 
          1987 describing various defects in the new windows that had 
          recently been installed building-wide.

          In answer to the complaint, the owner, through counsel, states that 
          the new windows are functioning properly and that in response to 
          this and other complaints, the contractor returned and made certain 
          minor adjustments to the windows in those apartments for which 
          access was provided.  The subject tenant did not provide access.

          The Division sent an inspector to the apartment on November 9, 
          1987.  The inspection request asked the inspector to determine if 
          the windows are hard to open from the top, putting the tenant in 
          danger.  The inspector reported that the right living room lower 
          window in self-closing.
          Based on inspector's report, the Administrator issued an order 
          finding that a rent reduction is not warranted but directing the 


          owner to correct the condition of the "Living room right lower 
          window is self-closing."

          In the petition for administrative review, the tenant asserts that 
          the basic design of the windows is very poor, that they are all 
          difficult to open from the top and cannot be secured unless fully 
          closed, and that in another proceeding a rent reduction was granted 
          to another tenant for the same conditions complained of by the 

          In answer to the petition, the owner contends that the 
          Administrator's order was properly based on a physical inspection 
          which revealed only a minor condition not warranting a rent 

          After careful consideration of the evidence of record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and the proceeding should be remanded to the Administrator.

          Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          order a rent reduction, upon application by a tenant, based on a 
          finding that the owner has failed to maintain required services.  
          Required services are defined by Section 2520.6(r) to include 
          repairs and maintenance.

          In the instant case, the tenant described in detail in the 
          complaint various problems with the new windows including the 
          difficulty in opening the windows from the top without risking 
          personal physical danger, the reduced ventilation because of the 
          inability to open the windows from the top, the non-use of the 
          windows where air conditioners have been installed because of the 
          inability to open the windows from the top, and the lack of the 
          feature the old window had of being able to secure the top and 
          bottom halves while open.

          It cannot be determined from the inspection report whether the 
          conditions complained of by the tenant were investigated.  
          Moreover, the finding that one window is self-closing is ambiguous 
          and not responsive to the complaint.

          Accordingly, the Commissioner finds that the proceeding should be 
          remanded to the Administrator for the purpose of conducting another 
          inspection in which the inspector is to determine whether all the 
          windows throughout the apartment can be opened from the top without 


          difficulty and whether the windows can be secured in an open 
          position.  If the defective condition alleged in the complaint is 
          confirmed, a rent reduction should be ordered effective the month 
          following the issuance of this order which gives the owner notice 
          that the problem with the windows has not been resolved.

          THEREFORE, pursuant to the Rent Stabilization Law and Code, it is 

          ORDERED, that this petition be and the same hereby is granted and 
          the proceeding be and the same hereby is remanded to the Rent 
          Administrator for further processing in accordance with this order 
          and opinion.        


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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