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

          APPEAL OF                               DOCKET NO.: CD120225RO
          SANDY R. JAMIESON                       RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BE120604S


               On March 31, 1988 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued February 26, 1988. The order concerned housing 
          accommodations known as Apt. 5G located at 155-01 90th Ave., 
          Jamaica, N.Y..  The Administrator directed restoration of services 
          and ordered an $8.00 per month reduction of the maximum legal rent.

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

               The tenant commenced this proceeding on May 18, 1987 by filing 
          a Statement of Complaint of Decrease in Services wherein he alleged 
          that the owner, in installing new apartment windows, had failed to 
          reinstall the window screens that the tenant was entitled to.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on January 
          27, 1988 and stated, in sum, that the window screens were not a 
          service required to be provided to the tenant.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on December 28, 1987 and 
          revealed that there were 8 missing screens in the apartment.  The 
          Administrator issued the order here under review on February 26, 
          1988 and ordered an $8.00 per month rent reduction based on the 
          inspector's report.

               On appeal the owner again argues that apartment window screens 
          are not required to be provided to the tenant and that the absence 
          of such screens is not proof that the service is required to be 


          provided.  The petition was served on the tenant.

               The tenant filed a response on July 6, 1988 and stated, in 
          sum, that the owner was required to maintain screens in the 
          apartment and that the order here under review was correctly issued
          and should be affirmed.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be revoked.

               The Commissioner's review of the record in this proceeding as 
          well as the rent control records for the subject apartment reveals 
          no evidence that the owner was required to maintain apartment 
          window screens.  The Commissioner notes that the issue of the 
          owner's responsibility to provide apartment screens was raised by 
          at least one other tenant in this building. In Docket No. 
          AA120717S, the rent control records for Apt. 4C of the subject 
          building revealed that the tenant of that apartment began paying a 
          rent increase for new screens in 1967.  The rent control records 
          for the subject apartment do not contain any similiar notation.  

               The Administrator did not investigate whether or not screens 
          were required to be provided but, instead, relied on the 
          inspector's report of missing screens.  The report is not 
          dispositive of the issue of whether or not screens are required to 
          be provided by the owner.  Since it cannot be determined whether or 
          not the owner was required to maintain this service from the 
          available record, the order here under review must be revoked.  The 
          tenant may reapply for a rent reduction upon proper proof that the 
          owner is required to maintain this service.

               The Commissioner notes that the owner's rent restoration 
          application (Docket No. CG120070OR) was granted by the 
          Administrator on January 17, 1989.

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

               ORDERED, that this petition be, and the same hereby is, 


          granted, and that the Rent Administrator's order be, and the same 
          hereby is, revoked.  The tenant may pay off any arrears due and 
          owing the owner by reason of the issuance of the Commissioner's 
          order in installments of $8.00 per month or immediately if the 
          tenant vacates that apartment.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name