CC410003RT
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CC410003RT

                    Thomas Schwab,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BF410734S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On March 3, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review of an order issued on February 
          1, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 170 Second Avenue, Apt. 8E, New York, N.Y., 
          wherein the Administrator directed a restoration of services but 
          found a rent reduction unwarranted.

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

          This proceeding was commenced by the filing on June 1, 1987 of a 
          complaint of reduction in services alleging various deficiencies in 
          the functioning of newly installed replacement windows, for which 
          the tenant requested a rent reduction.

          The owner in responding to the tenant's complaint included a 
          manufacturer's diagram of the window as well as a record of the 
          attempts of its contractor, and building maintenance personnel to 
          make adjustments to the windows as requested by specific tenants.  
          Affidavits of these persons were provided which essentially stated 
          that all adjustments made were of a minor nature including 
          lubrication of window tracks to facilitate opening and closing.  

          An inspection conducted on November 23, 1987 by a Division employee 
          determined that all of the apartment windows are operative except 
          that one window in the living room will not stay open.  The 
          Administrator issued its order directing the restoration of 
          services, but did not grant a rent reduction.
          In the PAR, the tenant states that there is an inherent design 
          defect in the window in that, among other things, the top half of 












          CC410003RT

          the window cannot be opened because the pull rail at the top of the 
          window cannot be reached unless one stands on a chair, and that 
          other tenants have received rent reductions for the very same 
          conditions.

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

          The tenant's petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          should restore services to the required level by correcting the 
          defective condition.  The Commissioner notes that the affidavit of 
          the service manager for the window contractor, which was submitted 
          with the owner's answer, states that the tenant of the subject 
          apartment advised in September 1987 that there were no problems 
          with the windows or that such problems, if any, had already been 
          remedied by the contractor or building personnel.  Based on the 
          evidence, a rent reduction is not warranted.

          The Commissioner has considered the tenant's claim that other 
          tenants were granted rent reductions for the very same conditions.  
          Though there exists similar complaints of other tenants, the actual 
          physical condition of the items complained of in each apartment 
          varies.  The physical condition in the subject apartment did not 
          warrant a rent reduction.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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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