DB110082RT

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




          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEALS OF                            DOCKET NOS.: DB110082RT;
                                                             DB110128RO 
                  SHELLEY GARDINER                
                        AND                     RENT ADMINISTRATOR'S
                    MORRIS RUBIN,               DOCKET NO.:  CA110636S       
                                                
                                  PETITIONERS 
          ----------------------------------x                      

                                                                       

            ORDER AND OPINION GRANTING TENANT'S PETITION FOR ADMINISTRATIVE 
                 REVIEW AND MODIFYING RENT ADMINISTRATOR'S ORDER AND
                 DENYING OWNER'S PETITION FOR ADMINISTRATIVE REVIEW  

               On February 14, 1989 and February 24, 1989, the above-named 
          petitioner-tenant and owner, respectively, filed petitions for 
          administrative review (PAR) of an order issued on February 2, 1989, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 110-20 73 Road, Apt. 1-H, Forest Hills, N.Y., wherein the 
          Administrator determined that there had been a decrease in 
          apartment services and ordered a reduction in rent.

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

               This proceeding was commenced by the filing of a complaint of 
          decrease in services on January 11, 1988, in which the tenant 
          complained, in pertinent part, about leak damage in the living room 
          and the failure of the owner to provide three locks on each window 
          which the old windows had prior to being replaced.  In answer to 
          the complaint, the owner advised that all repairs had been taken 
          care of.  An inspection conducted by a Division employee on 
          November 29, 1988 and December 6, 1988 determined, among other 
          things, that there was water damage to the living room ceiling and 
          wall, with cracks, stains, and bubbling paint.  These findings 
          resulted in the Administrator's February 2, 1989 order reducing the 
          rent.  The order, however, found that the newly installed windows 
          were working properly.













          DB110082RT



               In her PAR, the tenant states that the Administrator has 
          misunderstood the nature of the window complaint, that her 
          complaint concerned window locks, specifically, that the old 
          windows could be locked in the open position but the new windows 
          can only be locked when they are closed thus impairing her first 
          floor apartment security.  

               On March 6, 1989 the PAR was served on the owner who submitted 
          answers stating that the original rent reducing violation has been 
          remedied, and that the new windows, despite the absence of multiple 
          locks, are sturdier than the old ones.

               In his PAR, the owner contends that the living room ceiling 
          was repaired on April 4, 1988 as confirmed by a letter from the 
          tenant, and that any additional leaks that the inspector found are 
          new matters and should not serve to reduce the rent unless the 
          tenant requests it.  The owner states that all leaks have been 
          taken care of.

               The Commissioner is of the opinion that the tenant's petition 
          should be granted and the owner's petition denied.

               The record in this case establishes that in the proceeding 
          below the tenant complained of, among other things, the fact that 
          the new windows in the tenant's first floor apartment could not be 
          locked in a slightly open position as the previous windows which 
          had been replaced.  This was confirmed by the agency's inspection 
          but this finding was eliminated from the Administrator's order.

               Accordingly, the Commissioner finds that the Administrator's 
          order is modified to include window locks, allowing the windows to 
          be locked in the open position, as a condition warranting rent 
          reduction, and a service the owner is required to restore.

               The record also establishes that the problem complained of by 
          the tenant in her January 11, 1988 complaint is a chronic recurring 
          leak that has damaged walls, ceiling, and personal property.  The 
          owner states that repairs were made on April 4, 1988, but the 
          Commissioner finds that such repairs were insufficient to correct 
          the problem as was confirmed by the inspection made after that 
          date.















          DB110082RT

               THEREFORE, in accordance with the Rent Stabilization Law and 
          code, it is

               ORDERED,  that the owner's petition be, and the same hereby is 
          denied, that the tenant's petition be, and the same hereby is 
          granted, and the Rent Administrator' order be, and the same hereby 
          is affirmed, as modified herein.

          ISSUED:                                    


                                                    
                                                ___________________          
                                                Joseph A. D'Agosta           
                                                Deputy Commissioner          
                                               

                    






    

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