BA 110211-RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:
                  DENNIS L. STEIN,                RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     AA 100058-OR             


          On January 26, 1987, the above named petitioner tenant filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          December 31, 1986 by the Rent Administrator at Gertz Plaza, 
          Jamaica, New York, concerning the housing accommodation known as 
          94-01 64th Road, Apartment 3-C, Rego Park, New York wherein the 
          Administrator determined the owner's application to restore rent 
          previously reduced under Docket No.: QS-001613-S.

          The corresponding rent reduction order (QS-001613-S) reduced the 
          tenant's rent based on findings that the owner had failed to repair 
          bathroom walls and ceilings and bedroom and foyer walls, and had 
          failed to paint the apartment. 

          The challenged rent restoration order issued in December of 1986, 
          restored the rent effective February 1, 1986.  The examiner's 
          Progress Sheet notes indicate that the tenant had failed to respond 
          to the Administrator's March 24, 1986 notice of the commencement of 
          proceedings to restore the rent.

          On appeal, the tenant requests that the rent restoration order be 
          reversed.  In support, the tenant submits material mailed by the 
          tenant to the Administrator by certified mail (P 326 412 027), 
          postmarked September 22, 1986, asserting that the owner had failed 
          to make repairs and to paint the apartment.  The material pertained 
          to the above proceedings and to other matters.

          An examination of Division records reveals that the Administrator 
          inadvertently established a separate owner's rent restoration case 
          Docket No. AI 110003-OR with the tenant's September 22, 1986 answer 
          and processed the case to closure.  Therein, the Administrator 
          issued an order on May 8, 1987 denying rent restoration, based on 
          the results of an inspection conducted on March 17, 1987, that 
          disclosed that the conditions cited in the rent reduction order (QS 
          001613-S) had not been corrected.

          BA 110211-RT

          The search of Division records also revealed several related 
          duplicative rent reduction complaints filed by the tenant and 
          corresponding rent restoration applications filed by owners, 
          concerning identical conditions that culminated in an order on 
          remand under Docket No. CD 120109-RP.  In the remand pursuant to 
          the Commissioner's order (ARL 8702-Q), the Administrator affirmed 
          both the rent reduction order under Docket No. QS 001613-S and the 
          corresponding rent restoration order under Docket No. CB 110174-OR.  
          The order revoked a rent reduction order under Docket No. QC 
          001712-S as duplicative, and declared the corresponding rent 
          restoration order under Docket No. CB 100167-OR null and void.

          The applicable law is Section 2520.6(r) and 2523.4 of the Rent 
          Stabilization Code.

          After careful consideration the Commissioner is of the opinion that 
          the Administrator's order under Docket No. AA 100058-OR, restoring 
          the rent effective February 1, 1986 based on the tenant's apparent 
          default should be revoked and superceded by the Administrator's 
          order under Docket No. AI 110003-OR, dated May 8, 1987, denying the 
          rent restoration application, on the grounds that a March 17, 1987 
          inspection disclosed that the conditions had not been corrected.  
          The proceedings under Docket No. AI 110003-OR, constituted, in 
          effect, a substantive determination of the owner's application 
          based on the facts and on the merits notwithstanding the docketing 

          As noted above, the rent was eventually restored on November 3, 
          1988 under Docket No CB 110174-OR, effective May 1, 1988.

          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is

          ORDERED, that this petition be, and the same hereby is granted and 
          that the District Rent Administrator's order be, and the same 
          hereby is, revoked in accordance with the above.


                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner

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