DHCR Decisions          CB410122RT                                  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.: CB410122RT                                                            SARA FELDMAN                            RENT                                                  ADMINISTRATOR'S DOCKET                                                  NO.: BG410061S                                  PETITIONER                      ----------------------------------x            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW                                                    On February 23, 1988 the above named petitioner-tenant filed a          Petition for Administrative Review against an order of the Rent          Administrator issued January 27, 1988 concerning the housing          accommodations known as Apt. 7G, 393 West End Avenue, New York, NY,          wherein the Administrator denied the tenant's application for a          rent reduction.                              The Commissioner has reviewed all the evidence of record and has          carefully considered that portion relevant to the issues raised on          appeal.          The record indicates that the tenant filed a complaint on July 15,          1987 alleging a decrease in essential services, including a failure          to paint, defective window shades, warped bathroom door, defective          refrigerator, insufficient light from kitchen/dinette ceiling          fixture, and inadequate heat.          In answer to the complaint, the owner stated, in relevant part,          that the tenant has not allowed access for painting, that shades          have not been provided to any tenant for over 15 years, that a used          refrigerator will be provided, that the lighting is sufficient if          a 60 watt bulb is used, and that heat is always provided as          required.          A DHCR inspector visited the subject apartment on November 24, 1987          and reported that the apartment had been painted, two window shades          are defective, there was no light in the refrigerator, there was          CB410122RT          adequate light from the light fixture, the heat was adequate, and          the windows were not defective.          The Administrator found that the conditions complained of had been          corrected and issued the order, appealed herein, denying the          tenant's complaint.          In the petition for administrative review, the tenant asserts that          not all repairs were completed and that the ceiling fixture, window          insulation, window shades, and refrigerator were not repaired.  The          tenant added that the painting was delayed for a year.            The petition was served on the owner on October 5, 1993.  The          owner's answer is not responsive to the issues raised in the          petition.                  After careful consideration of the entire evidence of record, the          Commissioner is of the opinion that the petition should be granted          in part.          Section 2202.16 of the Rent and Eviction Regulations authorizes a          decrease of the maximum rent where there has been a decrease in          essential services, furniture, furnishings, or equipment required          to be provided.  The rent reduction is to be in an amount which          reflects the reduced rental value because of the decreased          services.  Essential services are defined in Section 2200.3 as          those services which the landlord furnished or was obliged to          furnish on April 30, 1962 and which were included in the maximum            rent on that date.          In the instant case, the inspector confirmed the tenant's complaint          that the refrigerator light was inoperative and that two window          shades were defective.  For these conditions a rent reduction is          warranted.  The Division's records reveal that window shades were          furnished by the owner on April 30, 1962 and therefore must          continue to be furnished despite the owner's contention that such          equipment has not been provided for fifteen years.                    The other items mentioned by the tenant in the petition were not          substantiated by the physical inspection and a rent reduction for          these items is not warranted.          Accordingly, the maximum legal rent for the subject accommodation            is reduced pursuant to the Division's schedule for rent reductions          for rent controlled apartments by $2.00 per month for the defective          refrigerator light and $2.00 per month for two defective window          shades (one in the kitchen and          one in the bedroom) effective the first rent payment          following issuance of this order.  The owner may file a          rent restoration application immediately if the conditions have          been repaired.          CB410122RT          Therefore in accordance with the Rent and Eviction Regulations for          New York City, it is                        ORDERED that this petition be and the same hereby is granted and          the Rent Administrator's order be and the same hereby is modified          in accordance with this order and opinion.                                        ISSUED:                                                                                                                         JOSEPH A. D'AGOSTA                                             Deputy Commissioner