Docket Number: FD-110022-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 110022-RO
                                            :  DISTRICT RENT ADMIN.
        JOHN B. SWIFT MANAGEMENT CO., INC.     DRO  DOCKET  NO.:  EJ110839-S
                 
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 8,  1991,  the  above-named  owner  filed  a  Petition  for
        Administrative  Review  of  an  order  issued  on  March  21,  1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        On October 30, 1990, the tenant commenced this proceeding by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment.

        In its answer filed on November  23,  1990,  the  owner  alleged  in
        substance that required repairs have  been  performed  and  will  be
        completed.

        Thereafter on March 7, 1991, an inspection of the subject  apartment
        was conducted by a D.H.C.R. inspector, who confirmed  the  existence
        of defective conditions.

        On March 21, 1991, the Administrator directed restoration  of  these
        services and further ordered a reduction of the stabilization rent.

        In this petition, the owner contends in substance that some  of  the
        items are not required services; that  the  tenant  never  made  any
        mention of "rattling  windows";  and  that  all  repairs  have  been
        performed.

        The Commissioner is of the  opinion  that  the  petition  should  be
        denied.

        The owner's petition does not make clear whether it is  the  owner's
        contention that repairs had  been  made  before  the  apartment  was
        inspected or before the order was issued, or whether the  contention
        is that repairs  were  made  following  the  issuance  of  the  Rent
        Administrator's order.  If  it  is  the  former,  then  the  owner's
        allegation is belied by the report of the agency inspector.   If  it
        is the latter, then the Rent Administrator's order reducing the rent 
        was nevertheless correct when  issued,  and  this  order  is  issued
        without prejudice to the owner filing an application for restoration 
        of services.

        The Commissioner notes that the owner in its  answer  below  alleged
        completed repairs and did not mention below the  issue  of  required
        services.  Such inconsistency and failure by  the  owner  estop  the






          Docket Number: FD-110022-RO
        owner from raising this issue on appeal.

        The Commissioner further notes that storm windows  and  screens  are
        necessary for the tenant's apartment or  the  tenant's  comfort  and
        that the owner was put on notice by the tenant's original  complaint
        about problems with storm windows and screens.

        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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