ARL 08201-B
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433



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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  ARL 08201-B
                PAT-MAR                   MANAGEMENT                   CO.,
                                             RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     B-00051-OR            
          ----------------------------------x 

                                                       
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   
                                          


          On February 26, 1986, the above-named petition r  filed  a  Peti-
          tion for Administrative Review against an order issued on January 
          22, 1986, by the Rent Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodation known  as
          3424 Gates Place, Apt. 4-B, Bronx, New York, where n  the  Admin-
          istrator granted the owner's application  for  a  restoration  of
          rent.

          The Commissioner has reviewed all the evidence in the record  and
          has carefully considered that portion of the record  relevant  to
          the issue raised by the administrative appeal.

          The proceeding below was commenced on June 18, 1985 by the  owner
          filing an application to restore rent, alleging that the  reduced
          services (i.e., inadequate heat and hot water) for which  a  rent
          reduction order had been previously issued on May 14, 1985,  have
          been restored to the required level.

          In the order appealed from, the Administrator granted the owner's 
          rent restoration application in whole, restoring the rent of  the
          subject tenant to the  amount  of  $301.60  per  month  effective
          November 1, 1985.

          In the petition, the owner seeks modification of  the  order  and
          asserts that the Administrator's effectuation date  of  the  rent
          restoration, November 1, 1985, is incorrect and should have  been


          July 1, 1985, given that the owner had filed his  application  on
          June 18, 1985.  The owner further claims that the amount  of  the
          restored monthly rent ($301.60) should have been $328. 4  to  re-
          flect the current rental pursuant to a  lease  that  was  entered
          into by the tenant for the term September 1, 1985 to  August  30,
          1987, the amount of $328.74 is said  to  be  based  on  a  lawful
          increase [i.e., 9%] above the tenant's prior rental of 301.60.







          ARL 08201-B
          In answer to the petition, the tenant asserts that the  heat  and
          hot water are not fully restored.

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

          The owner is advised that an application  for  a  restoration  of
          rent which is determined to have merit  will  result  in  a  rent
          restoration that becomes effectuated on the  first  rent  payment
          date following service of the owner's application on the  tenant.
          In the instant case, DHCR served the application on the tenant on 
          December 17, 1985.  Since t e  Administrator  permitted  the  in-
          stant rent restoration to take place on  November  1,  1985,  the
          Commissioner finds no basis to disturb this determination.

          Concerning the amount of the rent restoration, at the time of the 
          May 14, 1985 order of rent reduction,,  the  subject  tenant  was
          paying a monthly rent of $301.60.  Accordingly, the Administrator 
          correctly restored the rent to  $301.60  in  the  instant  order.
          Prior to the effectuation date of the rent restoration order, the 
          owner was not entitled to collect any rent above the level set by 
          the May 14, 1985 order of rent reduction; however, subsequent  to
          the effectuation date, the owner was  entitled  to  the  restored
          rent plus any lawful rent increases such as that created  by  the
          September 1, 1985, renewal lease.

          The tenant is advised that the subject order was  properly  based
          on the owner's statements and affirmations in t e  rent  restora-
          tion application concerning repairs to the boiler as well as  the
          complainant's affirmation of such repairs.  However,  this  order
          is issued without prejudice to the tenant's right to file  a  new
          complaint for a reduction in services if the facts 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 Rent Administrator's order be, and the  same  hereby
          is, affirmed.


          ISSUED:



                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner