Docket Number: FD-110021-RO
                                 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
        APPEAL OF                              DOCKET NO.: FD 110021-RO
                                            :  DISTRICT RENT ADMIN.
             GRENADIER  REALTY/                  DOCKET  NO.:  DJ   110099-S
              JANET ROMAN
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 4, 1991, the above-named owner filed a timely petition  for
        administrative  review  of  an  order  issued  on  March  14,  1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        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.

        On October 3, 1989, the tenant commenced this proceeding  by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment, namely:

                  (1)  Screens in the small bedroom  and  the  large
                  bedroom  had  been  "ripped  due  to  contractor's
                  work  on  roof"  and  "need  to  be  repaired   or
                  replaced."

                  (2)  The living room  window  is  "broken  due  to
                  contractor's work on roof."


        Although the owner was informed on October 18, 1989 of the  tenant's
        complaint, the owner failed to answer said complaint at this time.

        Thereafter on September 12,  1990,  an  inspection  of  the  subject
        housing condition  was  conducted  by  a  D.H.C.R.  inspector.   The
        inspection report stated that although all the defective screens had 
        been replaced, the living room has a broken window pane.

        In response to a DHCR inquiry, the tenant notified DHCR on  November
        30, 1990 that the window pane in the living room is still broken.

        The owner responded on January 29, 1991 that the broken window  pane
        can be repaired if the tenant removes its air conditioner  from  the
        window shelf.






          Docket Number: FD-110021-RO

        The tenant stated in answer filed on  February  22,  1991  that  the
        owner  s  responsible  for  removing  and  re-installing  "the  air-
        conditioner when making a repair to the window it is in."

        On March 14, 1991, the Administrator directed  restoration  of  this
        service and further ordered a reduction of the stabilization rent.

        In this petition, the owner alleged in  substance  that  it  is  the
        tenant's duty to remove the air conditioner  if  the  owner  has  to
        repair  the  cracked  window  pane  in  the  living  room;  that  in
        contacting DHCR, it received "a copy of  a  Housing  Court  decision
        regarding air conditioners";  that  the  "decision  deals  with  MCI
        whereby all windows are being  replaced  and  that  the  owner  must
        remove and reinstall all A/C units during construction";  that  this
        decision has no relation to the case at hand, wherein "the  tenant's
        window pane is broken and the  pane  must  be  repaired";  and  that
        therefore, it is not the  responsibility  of  the  owner  to  remove
        personal property from the window.

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

        The record clearly shows that the petitioner-owner does not  dispute
        the tenant's complaint that the living room window is "broken due to 
        contractor's work on roof."  The "broken window pane" found  by  the
        DHCR inspector therefore arises from a  major  capital  improvement.
        However, administrative policy and precedent  have  ruled  that  the
        owner is obliged not only in major capital improvements but also  in
        the restoration of services to remove and reinstall if necessary the 
        tenant's  antenna,  air  conditioner  etc.   Specifically,  where  a
        tenant's air conditioner is initially  installed  with  the  owner's
        express or implied consent, the owner has the obligation  to  remove
        and, reinstall the air conditioner, at its  own  expense,  when  any
        work requires such removal and reinstallation.  (Accord:  C  110189-
        RT, BC 110190-RT, ART 02263-6 and ART 03094-Q) 

        Moreover, the owner had seventeen months from the date of service of 
        the tenant's complaint until the  issuance  of  the  Administrator's
        order to  investigate  the  tenant's  complaints  and  to  make  the
        necessary repairs, but the owner failed to do so.

        This Order and Opinion is issued without prejudice  to  the  owner's
        right to file an application for restoration  of  services,  if  the
        facts so warrant.

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

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

        ISSUED:                                                       
                                        ELLIOT SANDER
                                        Deputy Commissioner
    

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