BI 110203 RT

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

          APPEAL OF                              DOCKET NO. BI 110203 RT
                                              :DRO DOCKET NO. ZAE-110016-OR
               CLARA MADAGHIELE                               ZQ-001145-S

                                PETITIONER    : 


               On September 9, 1987, the above-named petitioner-tenant filed 
          a Petition for Administrative Review against an  order  issued  on
          August 27, 1987, by  the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the  housing  accommodations
          known as 255-07 75th Avenue, Queens, New York,  Apartment  No.  1,
          wherein the Rent Administrator determined that the conditions  for
          which the rent was reduced effective  January  1,  1985  had  been
          corrected and restored the rent effective June 1, 1986.

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2523.4 of the Rent Stabilization Code.

               The issue herein is whether the  Rent  Administrator's  order
          was warranted.

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

               A review of the record indicated that on January 17, 1986 and 
          effective January 1, 1985 the Rent Administrator under dock t  ZQ-
          001145-S  issued  an  order  reducing  the  rent  based  upon  the
          following service decreases: bathtub peeling paint  from  previous
          bathtub spraying and bathroom ceiling and walls have  black  marks
          coming through ceiling and walls.

               In May, 1986, the owner filed an application to  restore  the
          rent based on a restoration of services.  On  June  30,  1987,  an
          inspection  was  conducted  at  the   subject   apartment.    Such
          inspection disclosed that the  bathtub  has  been  reglazed  in  a
          workmanlike manner and that the bathroom ceiling  and  walls  have
          been repaired in a workmanlike manner.

               On August 27, 1987, the Rent Administrator issued  the  order
          under  appeal  herein  restoring  the  rent   previously   reduced
          effective June 1, 1986.

               In this petition, the tenant alleges in substance that 

          BI 110203 RT

          although the repair work  has  now  been  completed,  it  was  not
          completed as of June 1, 1986 so that the rent should not have been 
          restored effective June 1, 1986.  The tenant further alleges  that
          an inspection conducted at the  subject  apartment  in  June  1986
          disclosed  al  repairs  were  not  made.   In  support   of   such
          contention, the tenant submitted a copy of  an  order  in  another
          proceeding -  docket  QS-004029-S   -   in  which  it  was  stated
          "Inspection reveals the following: 1. Bathroom ceiling  is  moldy.
          2. Bathtub finish is peeling."

               The Commissioner is of the opinion that this petition  should
          be denied.

               An examination of the record in this case discloses that  the
          rent was correctly restored based on the June 30, 1987  inspection
          which disclosed services were restored.  The effective date of the 
          rent restoration was correctly held to be June 1, 1986 - the first 
          of the month following the May 1986 filing  of  the  owner's  rent
          restoration application.  It is noted that the inspection referred 
          to in the June 17, 1986 order cited by the tenant in her  petition
          actually occurred on January 30, 1986 -  prior  to  the  time  the
          owner filed its rent restoration  application.   Accordingly,  the
          Rent Administrator's order was warranted.

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

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is,  affirmed.


                                          ELLIOT SANDER
                                          Deputy Commissioner


          BI 110203 RT


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