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

          APPEAL OF                               DOCKET NO.: CB410122RT

          SARA FELDMAN                            RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BG410061S 

          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 

          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 

          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 


          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 

          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.


          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.



                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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