DOCKET NO.: BK 410365 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                           :   DOCKET NO.: BK 410365 RO   
               106 West 69 St. Assoc.         :   DISTRICT RENT ORDER       
               c/o I. L. M. S. Realty         :   DOCKET NO. BD 410026 OR   
                                              :   (AF 410174 S)    
                              PETITIONER      :


               On November 27, 1987 the above-named petitioner-owner filed 
          a Petition for Administrative Review against an order issued on 
          November 6, 1987 by the Rent Administrator, 92-31 Union Hall 
          Street, Jamaica, New York concerning housing accommodations known 
          as 106  West 69th Street, New York, New York, Apartment 6C.

               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 on April 1, 1987 by the owner 
          filing an application for the restoration of rent based on the 
          restoration of services (plastering and painting in the living 
          room and bedroom, repair of defective bathroom door lock) for 
          which a rent reduction order had previously been issued.   The 
          owner submitted a copy of a statement, signed by the tenant and 
          the superintendent, indicating that services had been restored as 
          of March 12, 1987.

               The tenant was served with a copy of the application and 
          provided an opportunity to respond.  There is no indication in 
          the record that the tenant submitted a reply.

          DOCKET NO.: BK 410365 RO

               On July 29, 1987 a physical inspection of the subject 
          premises was conducted which revealed that there was peeling 
          paint and plaster in the living room and bedroom and the 
          defective bathroom lock had been repaired.

               On November 6, 1987 the Rent Administrator issued an order 
          denying the owner's restoration application based on the physical 
          inspection of the subject premises.

               In this petition, the owner contends that the subject 
          apartment was painted on March 12, 1987 and resubmits the above 
          mentioned statement signed by the tenant and superintendent.

               The tenant was served with a copy of the petition and 
          provided an opportunity to respond.  There is no indication in 
          the record that the tenant submitted a reply.

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

               In this case the owner asserts that it had restored services 
          as of March 12, 1987 and submits a statement signed by the tenant 
          attesting to same.  In light of the fact that the tenant 
          acknowledged in a signed statement that services had been 
          restored, the Commissioner finds that the subsequent inspection 
          of the subject apartment was conducted in error and the Rent 
          Administrator's order finding that services had not been restored 
          must be revoked.

               Accordingly. the Commissioner finds that the owner has 
          restored those services for which a rent reduction order had 
          previously been issued and further finds that the rent for the 
          subject apartment shall be restored effective May 1, 1987, the 
          first rent payment date after the owner filed the rent 
          restoration application.

               Any arrears owed by the tenant as a result of this order may 
          be paid in equal monthly installments over the course of the next 
          twenty-four (24) months.  Should the tenant vacate after the 
          issuance of this order, arrears shall be payable immediately.

               This order is issued without prejudice to the right of the 
          tenant to file the appropriate application for a decrease in rent 
          based on any current decreases in services, if the facts so 

          DOCKET NO.: BK 410365 RO

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

               ORDERED, that this petition be, and the same hereby is, 
          granted, and, that the order of the Rent Administrator be, and 
          the same hereby is, revoked, and that the rent be, and the same 
          hereby is restored effective May 1, 1987.


                                                  ELLIOT SANDER             
                                                  Deputy Commissioner 


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