CI610100RT
                                  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.: CI610100RT

                    Esther Grant,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CA630091B
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named tenant filed a timely petition for administrative 
          review of an order issued concerning the housing accommodation 
          known as 2454 Tiebout Avenue, Apt. 5-K, Bronx, N.Y.

          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.

          This proceeding was commenced on January 27, 1988, when several 
          tenants joined in filing a building-wide complaint asserting that 
          the owner had failed to maintain certain services in the subject 
          building.  The tenants alleged that recently installed windows were 
          drafty and defective and that the boiler was defective.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector who found that the boiler was not leaking and the 
          windows in the public areas were not defective.

          In its petition for administrative review, the tenant states, in 
          substance, that the order should be reversed because the complaint 
          concerned the windows in the apartments which the inspector did not 
          inspect.

          The petition was sent to the owner on November 18, 1988.  In 
          response, the owner urged that the petition be denied. 
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.












          CI610100RT


          Pursuant to Section 2523.4 of the Rent Stabilization Code, the 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 Commissioner finds that the tenant's petition does not 
          establish any basis for modifying or revoking the Administrator's 
          order which determined that, based on the inspection results, the 
          owner was maintaining required services and that a rent reduction 
          was not warranted.  The tenants filed a building-wide complaint 
          which was properly treated by the Administrator as a complaint 
          regarding conditions in public areas.  For defective windows within 
          the apartments, the tenants must file individual complaints so that 
          appropriate appointments can be made for inspection of the specific 
          conditions within each unit.  

          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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