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

          APPEAL OF                                    DOCKET NO.: CD410031RT

                    Jo Ann Neuhoff Douglas,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BF410477S


          The above-named petitioner-tenant filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 170 Second Avenue, Apt. 7E, New York, 
          New York. 

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

          The tenant commenced the proceeding below by filing a complaint on 
          May 28, 1987 asserting that the owner had failed to maintain the 
          windows in the subject apartment which are difficult to open from 
          the top.

          In an answer, the owner, represented by counsel, denied the 
          allegations set forth in the complaint or otherwise asserted that 
          all required repairs had been or will be completed and that the top 
          windows can be opened from the inside of each apartment and do not 
          necessitate leaning outside of the apartment for opening.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on February 5, 1988 who reported that:

          1.   One (1) bedroom window is missing a lock.

          2.   Windows are difficult to open and close.  These windows do not 
have a grip or a handle to operate.


          The Rent Administrator directed restoration of these services to 
          the required level by correcting the defective conditions.  
          However, it was determined that based on the evidence, a rent 
          reduction was not warranted. 

          In its petition for administrative review, the tenant states, in 
          substance, that the windows cannot be opened from the bottom and 
          locked in a secure position and since safety guards cannot be 
          placed on this window, it must remain closed because a small child 
          resides there.  The tenant further states that other tenants in her 
          building had similar complaints and received a rent reduction.

          The DHCR served a copy of the petition on the owner on May 17, 
          1988.  The owner answers that although the tenant complains that 
          the basic design of the window makes it subjectively difficult for 
          some individuals to operate, the evidence of record establishes 
          that the windows are not defective and a rent reduction is not 
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  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.  Based on this evidence, a rent 
          reduction is not warranted.

          The Commission has considered the tenant's claim that the 
          Administrator erred by denying her request for a reduction in rent.  
          Though there exists similar complaints emerging from other tenants 
          who were given rent reductions, the actual physical condition of 
          the items complained of in each apartment can vary.  The physical 
          conditions in the subject apartment did not warrant a rent 

          The owner was directed to correct the deficiencies noted by the 
          inspector and if this has not been done, the tenant is advised to 
          commence a non-compliance proceeding with the Division.

          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, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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