DOCKET NO.: FD 220328 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 220328 RO

                RAGE REALTY INC.                  
                                                  DRO DOCKET NO.: 
                                                  EK 220629 S
                                                  TENANT: MARIA RODRIGUEZ

                             PETITIONER
          -------------------------------------X
                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On April 30, 1991 the above named petitioner owner filed a 
          Petition for Administrative against an order of the Rent 
          Administrator issued April 11, 1991.  The order concerned housing 
          accommodations known as Apt. 4R located at 140 Fourth Avenue 
          Brooklyn, NY.  The Administrator ordered a rent reduction due to 
          decreased services.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on November 21, 1990 by 
          filing a complaint alleging decreased apartment services, to wit 
          - defective windows.  The tenant also stated that her apartment 
          was too cold.  The owner filed a response wherein he stated that 
          the tenants apartment was adequately heated.  With regard to the 
          specific window complaints, petitioner stated that the prior 
          owner installed new aluminum  windows in the front of the 
          tenant's apartment.  The kitchen windows were not replaced and 
          are old, although the owner claims to have made efforts to keep 
          them in repair.  The Administrator ordered a physical inspection 
          of the premises which was concluded on March 5, 1991.



















          DOCKET NO.: FD 220328 RO



               The inspector made the following findings:

               1)   Kitchen right window bottom pane is loose and about to 
                    fall.  Top sash does not close.  Exterior frame is 
                    rotted.

               2)   Kitchen left window top sash does not close properly. 
                    Frame is rotted.  Both windows are very drafty.

               The following service was found to maintained:

               1)   Heat is provided adequately.

               The Administrator ordered a five dollar rent reduction for 
          each of the two conditions described above.  On appeal, the owner 
          states that attempts have been made to repair the windows but the 
          tenant, who is rent controlled, refused to agree to a rent 
          increase for new windows.  The tenant did not file a response.

               After a careful review of the evidence in the record the 
          Commissioner is of the opinion that the petition should be 
          denied.

               Section 2202.16 of the Rent and Eviction Regulations 
          authorizes a decrease in the maximum rent when there has been a 
          substantial deterioration of the housing accommodations because 
          of the failure of the landlord to properly maintain the same, or 
          there has been a decrease in the dwelling space, essential 
          services, furniture, furnishings or equipment required to be 
          provided.

               The Administrator correctly ordered a rent reduction based 
          on the inspection report which confirmed that the kitchen windows 
          in the subject apartment are defective.  The owner is required to 
          maintain the windows by effectuating necessary repairs and if the 
          windows can no longer be repaired, new ones will have to be 
          installed.  The failure to do so may result in additional 
          penalties.

               The tenant is not required to consent to a rent increase for 
          new windows and her refusal to give such consent does not relieve 
          the owner of the obligation to correct the defective windows in a 
          workmanlike manner. 

               The owner is advised that it may qualify for a rent increase 
          based on a major capital improvement if it undertakes a building 
          wide installation of new windows and such an increase does not 
          require tenant consent.








          DOCKET NO.: FD 220328 RO

               THEREFORE, pursuant to the Rent and Eviction Regulations it 
          is

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

               ISSUED:

                              


                                                                           
                                             ELLIOT SANDER
                                             Deputy Commissioner











    

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