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

          APPEAL OF                                DOCKET NO.:EJ510224RO     
                                                   (Refile of EH510203RO)
          128 Ft. Washington Partners c/o          RENT ADMINISTRATOR'S
          Metro Management,                        DOCKET NO.:DG520297S      
                                                   SUBJECT PREMISES:
                                                   128 Ft. Washington Avenue
                                                   Apt. 10C
                                                   New York, NY  


            The above-named owner refiled and perfected a timely petition for 
            administrative review of an order issued on July 31, 1990 concerning 
            the housing accommodations relating to the above-described docket 

            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 this proceeding by filing a complaint asserting 
            that when the windows were replaced, the screens were thrown out but 
            not replaced; that the owner agreed to replace the screens for a 
            charge; and that the owner failed to do the same.

            In answer, the owner asserted in substance that the old windows were 
            not well insulated and replaced; that screens were never part of the 
            newly installed insulation; and that the tenant should pay for the 
            screens themselves.

            On May 1, 1990, an inspection of the subject apartment was conducted 
            by a DHCR staff member who confirmed that nine (9) windows have no 

            By an order dated July 31, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that there is 
            nothing in the law that the owner is required to provide screens for 

            DHCR mailed a copy of the petition to the tenant.

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

            Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
            the Administrator may impose a rent reduction when there has been a 
            reduction in services. The owner's petition does not establish any 
            basis to modify or revoke the Administrator's determination based on 
            the May 1, 1990 inspection which confirmed the lack of screens, a 
            defective condition warranting a rent reduction. 

            The Commissioner notes that the owner does not dispute the 
            contention that screens were once provided, removed when new windows 
            were installed, and never replaced. In addition, neither the owner's 
            failure to register a service nor the tenant's failure to object  to 
            same is a bar to subsequent complaints of decreased services. Once 
            the owner actually provided a service, the owner has a duty to 
            maintain same regardless of the registration of this service.

            The rent will be restored only when an owner's application to 
            restore rent is filed and granted. The owner is advised to file such 
            an application if the facts so warrant.

            THEREFORE, in accordance with the Rent and Eviction Regulations and 
            Operational Bulletin 84-1, it is

            ORDERED, that this petition be, and the same hereby is, denied, and 
            that the Administrator's order be, and the same hereby is, affirmed.


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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