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

          APPEAL OF                               DOCKET NO.:                  
                                                  RENT ADMINISTRATOR'S
                  JEFFREY STROMBERG,              DOCKET NO.:

                                                  107 Montague Street, 
                                                  Apt. No. 8  
                                   PETITIONER     Brooklyn, NY


          The above-named tenant filed a timely petition for administrative 
          review of an order issued on November 23, 1987 concerning the 
          housing accommodations relating to the above-described docket 
          number wherein the Administrator ordered a rent restoration based 
          on a finding of restoration of services.

          The issue in this appeal is whether the Administrator's order was 

          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 petition.

          This proceeding was commenced on March 23, 1987 by the owner filing 
          an application to restore rent based on the restoration of services 
          for which a rent reduction order was issued on March 1, 1986, under 
          Docket No. AA200395S, for peeling paint and plaster on the ceiling 
          of the bedroom, for dirty public areas, for light bulbs requiring 
          replacement, and for lack of trash removal.

          The tenant filed an answer on April 15, 1987, alleging in substance  
          that the owner's application should be denied because deficiencies 
          still exist.

          On August 20, 1987, an inspection of the subject apartment was 


          conducted by a Division staff member who reported that the bedroom 
          ceiling and wall are plastered and painted; that the public areas 
          in the building are clean; that the lighting throughout the 
          building is adequate; and that there is a small area of crumbling 
          plaster in the bedroom.

          Based on said inspection, the Administrator granted the owner's 
          application and restored the stabilized rent to the level in effect 
          prior to the rent reduction effective May 1, 1987.  The Adminis- 
          trator, however, directed the owner to repair a small area of 
          crumbling plaster in the bedroom.

          In the petition for administrative review, the tenant contends in 
          substance that since a minor repair has not been completed on the 
          fire escape window, the Administrator's order should be reversed; 
          or that the order appealed from should be modified "to restore the 
          rent as of December 1987 if the minor repair on the window is 
          completed".  The tenant also alluded to an inspection notice in 
          another proceeding (Docket No. AA200137S) concerning decreased 

          On January 15, 1988, the Division mailed a copy of the tenant's 
          petition to the owner.

          The owner answered that the tenant had refused to pay the restored 
          rent; that the tenant had filed numerous complaints before to 
          obtain a rent reduction; and that the Administrator's rent restor- 
          ation order based on a physical inspection should be sustained.

          A copy of the owner's answer was mailed to the tenant on May 25, 

          The Commissioner is of the opinion that the petition should be 

          The Administrator's order is properly based on the entire record, 
          including the results of the August 20, 1987 on-site inspection 
          which disclosed the restoration of services for which the rent was 
          reduced in Docket No. AA200395S.  The Administrator's grant of the 
          owner's application notwithstanding the presence of a small area of 
          minor repair on the fire escape window did not represent an abuse 
          of the Administrator's discretion.

          In addition, this minor repair on the fire escape window was not a 
          specified item in the rent reduction order under Docket No. 
          AA200395S.  The tenant's claims of the existence of defective con- 

          ditions which were not originally complained-of in another 
          proceeding (Docket No. AA200137S) are irrelevant.


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

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner




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