GF220174RO

                                  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.: GF220174RO
                                                  
          BENJAMIN HAIMOWITZ                      RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FE220910S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On June 24, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 28, 1992. The order concerned housing 
          accommodations known as Apt 2N located at 7602 21st Ave., Brooklyn, 
          N.Y.  The Administrator ordered a rent reduction for failure to 
          maintain required 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 May 30, 1991 by filing 
          a Statement of Complaint of Decrease in Services wherein he alleged 
          that there are defective windows in his apartment.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on July 1, 
          1991 and stated, in sum, that the tenant abuses the windows and 
          refuses to follow directions about how to use them.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on May 27, 1992 and 
          revealed defective window sashes and frames on the bedroom, 
          bathroom and living room windows. The inspector also reported that 
          the window caulking apartment wide was adequate.

               The Administrator issued the order here under review on May 
          28,1992 and ordered a $6.00 per month rent reduction based on the 
          report of the inspector. 

               On appeal the owner states that the windows were repaired 
          before and were repaired again on June 24, 1992 and that the tenant 












          GF220174RO

          does not know how to use them properly.  The owner attached a paid 
          bill which was offered to show that repairs were made to the 
          windows.  The petition was served on the tenant on July 3,1992.

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

               The Commissioner notes that the inspection was conducted in 
          response to the tenant's complaint regarding the windows, and the 
          report was prepared by a rent agency employee who is not a party to 
          the proceeding nor an adversary.  The Commissioner is of the 
          opinion that it was appropriate for the Administrator to rely on 
          the results of the inspection as they relate to the complaint 
          rather than the statements of a party to the proceeding, in 
          determining the outcome of the case.  Accordingly, the report of 
          the inspector which found defective windows was properly accorded 
          substantial weight and is not rebutted by the owner's statement 
          that the condition is caused by the tenant's inability to operate 
          the windows properly.  Moreover, the owner concedes that repairs 
          were not made until after the Administrator's order was issued.

               Pursuant to Section 2202.16 of the Rent and Eviction 
          Regulations for New York City, the Administrator may order a 
          decrease in the maximum rent based on a finding that there has been 
          a decrease in the dwelling space, essential services, furniture, 
          furnishings or equipment required to be provided.  The Commissioner 
          finds that the Administrator based this determination on the entire 
          record including the results of the on-site physical inspection 
          described above.  The order here under review was correctly issued 
          and is, therefore, affirmed.

               The owner may file for rent restoration when services have 
          been restored.

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City it is 

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

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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