CC430048RO

                                  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.: CC430048RO
                                                  
          FRANK & WALTER EBERHARDT                RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BF420584S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               The above named petitioner-owner filed a Petition for 
          Administrative Review against an order of the Rent Administrator 
          issued January 28, 1988. The order concerned housing accommodations 
          known as Apt. 4-FW located at 312 East 82nd Street, New York, N.Y.  
          The Administrator directed restoration of services and ordered a 
          rent reduction for failure to maintain required services.  

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

               The tenant commenced this proceeding on June 30, 1987 by 
          filing a Statement of Complaint of Decrease in Services wherein he 
          alleged that several replacement windows installed in the apartment 
          were without screens.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on January 
          20, 1988.  This response was a consolidated response to 24 
          different proceedings.  The owner raised a common defense to each.  
          This defense consisted of an objection to the agency exercising 
          jurisdiction over these 24 proceedings because the subject building 
          had been "substantially rehabilitated"  within the meaning of 
          Section 5(a)(5) of the Emergency Tenant Protection Act (ETPA).  The 
          owner provided documentation in support of the "substantial 
          rehabilitation" claim.  

               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on November 27, 1987 and 
          revealed that the bathroom, one kitchen, two bedroom and two living 
          room windows are without screens.













          CC430048RO

               The Administrator issued the order here under review on 
          January 28, 1988 and ordered a $6.00 per month rent reduction based 
          on the inspector's report.

               On appeal the owner, as represented by counsel, restates the 
          jurisdictional objection contained in the consolidated response 
          described above.  The petition was served on the tenants on June 8, 
          1988.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Pursuant to Section 2200.9 of the Rent and Eviction 
          Regulations for New York City, no order of decontrol has been 
          issued for the subject apartment. The Commissioner also notes that 
          the tenant remained in occupancy during the alleged rehabilitation.  
          Pursuant to Section 2200.9, the DHCR retains jurisdiction over the 
          subject apartment.  

               A review of the rent control records for the subject apartment 
          reveals that the owner is required to provide the screens which the 
          inspector reported are not being provided.  Therefore, the 
          Commissioner finds that the Administrator was correct in ordering 
          the instant rent reduction.  The order here under review is 
          affirmed.

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

          ISSUED:

                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                    
    

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