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

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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:BK110106RO

                    Joe Portela
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:BE110119OR
                                   PETITIONER
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On November 9, 1987, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          October 28, 1987, by the Rent Administrator, concerning the housing 
          accommodation known as Apt. A-2, 39-77 51st Street, Woodside, NY 
          wherein the Administrator determined that the rent which was 
          previously reduced by order issued on February 5, 1987 (Docket No. 
          AC-110066-S) based on a decrease in services should be restored as 
          of August 1, 1987 based on an inspection held on August 31, 1987 
          which found that the livingroom ceiling had been repaired.

          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.

          This proceeding was commenced by the filing of a completed 
          restoration application by the owner on July 13, 1987 in which he 
          asserted that the livingroom ceiling had been repaired.  A physical 
          inspection by DHCR on August 31, 1987 confirmed that the repairs 
          had been completed.  Rent restoration was granted by order dated 
          October 28, 1987 and was effective on August 1, 1987.

          On PAR the owner contends that the rent should have been restored 
          before the August 1, 1987 effective date because repairs were made 
          even before the reduction order was issued.


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          Docket No.: BK110106RO

                                          2


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

          An order granting a rent restoration is effective on the first day 
          of the month following service on the tenant of a copy of the 
          owner's application for such rent restoration.  Here, the owner's 
          application was served on the tenant on July 13, 1987.  Thus the 
          effective date of the restoration was correctly determined by the 
          Administrator as of August 1, 1987.

          The owner's allegation that the repairs were made before the rent 
          reduction order was issued could be  considered only in a timely 
          petition for administrative review of the rent reduction order.  
          The Division's records reveal that the owner did not file such a 
          petition.

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

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


          ISSUED:

                                                                             
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner