ADM. APPEAL DOCKET NO. BC - 210377 RT


                                  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 APPEAL
          APPEAL OF                              DOCKET NO.               
                                                 BC - 210377 RT 
                                              :
                                                 DRO ORDER NO.:           
                                                 QS - 000321 - OR           
                        
               JAMES AVELLINO                              
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On January 7, 1987, the above-named petitioner-tenant  filed
          an Administrative Appeal against an order issued on December  26,
          1986, by  the  District  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the housing  accommodations
          known as 137-38 68th Drive, Apartment No. A, Kew  Gardens  Hills,
          New York.

               The Administrative Appeal was rejected by  the  Commissioner
          on March 11, 1987 and the petitioner timely refiled the  petition
          on March 26, 1987.

               The issue herein is whether the District Rent  Administrator
          properly determined the owner's rent restoration application.

               The Commissioner has reviewed all of  the  evidence  in  the
          record and has carefully considered that portion  of  the  record
          relevant to the issues raised by the Administrative Appeal.  

               The District Rent Administrator's  order,  appealed  herein,
          restored the rent of the subject  apartment,  effective  December
          1,1985, to the level in effect prior to the reduction of rent.

               On appeal, the petitioner-tenant  asserted  that  the  owner
          never corrected the fluctuating hot-water temperature, but merely 
          replaced the shower-head.  


               After a careful consideration  of  the  entire  evidence  of
          record the Commissioner is of the opinion that the administrative 
          appeal should be denied. 

               The order, under docket number QS - 000916 -  S,  which  was
          issued July 2, 1985, reduced the rent of the subject apartment to 
          the level in effect prior to the last  guideline  increase  which






          ADM. APPEAL DOCKET NO. BC - 210377 RT
          commenced before the effective date  of  the  order.   The  order
          reduced the rent  based  on  the  owner's  failure  to  repair  a
          defective shower fixture.

               Subsequently, the owner applied to the District Rent  Office
          for a restoration of rent, under docket number ZQS - 000321 -  OR
          and  by  order  dated  December  26,  1986,  the  District   Rent
          Administrator granted the application.

               A review of the record clearly shows that the District  Rent
          Administrator's restoration order  was  granted  based  upon  the
          tenant's failure to respond to the District Rent Administrator's, 
          properly addressed notice, dated October 23, 1986, which afforded 
          him an opportunity to respond to  the  owner's  rent  restoration
          application. 

               Moreover, the rent reduction order cited a defective  shower
          fixture as a basis for the rent  reduction  and  the  tenant  has
          conceded that the shower  head  was  replaced.   The  fluctuating
          water temperature was not mentioned in the order and would not be 
          caused  by  a  defective  shower  fixture  or  corrected  by  its
          replacement.  

               Accordingly,  the   Commissioner   finds   that   the   rent
          restoration was properly granted.

               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, it is

               ORDERED, that the Administrative Appeal  be,  and  the  same
          hereby is, denied, and that  the  District  Rent  Administrator's
          order be, and the same hereby is, affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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