CC220173RT
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       CC220173RT
                    Sheldon Siegenfeld,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       BG220699S

                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named tenant filed a timely petition for administrative 
          review of an order issued on March 11, 1988, concerning the housing 
          accommodations known as 2370 Ocean Avenue, Apartment 6M, 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 an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector who reported that screens were missing from the 
          living room, bedroom and kitchen windows; that the bathroom towel 
          bar was broken; that there was evidence of roaches, although 
          extermination services were provided; and that there were no 
          venetian blinds.



          The Rent Administrator ordered rent reductions for the broken towel 
          bar and roach infestation conditions.  As registration information 












          CC220173RT

          indicated that a rent reduction for failure to repair venetian 
          blinds issued on March 17, 1954 (Docket Number A39553 PTA 8107) 
          remained in full force and effect, the Rent Administrator found 
          that no further reduction was warranted for this item.  The owner 
          was also directed to restore these services.

          The Rent Administrator dismissed the tenant's complaint regarding 
          missing window screens on the grounds that the record failed to 
          indicate that screens were a service provided by the owner.

          In the appeal, the tenant reiterated assertions below that the 
          screens were a service provided by the owner when the building was 
          built and when the tenant took occupancy in 1940.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations 
          the Rent Administrator may impose a rent reduction where there have 
          been, among other things, a decrease in essential services, 
          furniture, furnishings or equipment.

          The tenant asserted and the owner denied that screens were an 
          essential service.  The inspector reported that screens were 
          missing.   The record below is in fact equivocal in that it does 
          not resolve the question whether screens are an essential service 
          or equipment the owner must provide.

          To the extent that the Rent Administrator found that the evidence 
          of record did not indicate that screens were a base date service, 
          the order should be affirmed.  However, this order is issued 
          without prejudice to the right of the tenant to raise the issue in 
          a new complaint and to submit such evidence.  In the event the 
          tenant refiles a complaint, a hearing may be required to resolve 
          the issue.

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          the City of New York, it is 

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Rent Administrator's order be, and the same hereby is, 
          affirmed, in accordance with the above.        
                 
          ISSUED:

                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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