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

          APPEAL OF                                    DOCKET NO.: BK120249RO

                     Orwell Management

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: AJ120022OR



          On October 30, 1987, the above named petitioner-owner filed a 
          Petition for Administrative review of an order issued on October 5, 
          1987 granting in part the owner's rent restoration application by 
          restoring the the rent to the level in effect prior to the date of 
          the fire minus $18.50 for the the landlord's failure to complete 
          certain repairs.

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

          The record reveals that on October 10, 1986, the owner filed an 
          application to restore the rent for the subject apartment for which 
          the rent had been established at $1.00 by an order issued on 
          November 29, 1983 (Docket No. 2T586230).  The owner stated in the 
          application that all necessary repairs to the apartment ahd been 
          completed by June 27, 1984 and that the rent restoration should be 
          retroactive to that date.  

          The tenant answered the application and described various 
          conditions that still required repair or were not repaired 


          properly.  The tenant enclosed copies of court orders dated in 
          April and June 1984 directing the owner to repair fire damaged 
          walls, ceilings and windows and the tenant claimed that the owner 
          had not complied with these orders.

          A physical inspection of the subject apartment by the Division on 
          March 24, 1987 revealed missing iron frame molding around the 
          kitchen door; damaged ceilings in the bedroom, bathroom and living 
          room; a loose toilet bowl; and defective windows in the living room 
          and bedroom.

          In these conditions, the Administrator restored the rent to the 
          pre-fire level minus $18.50 for the aforementioned defective 
          conditions, effective November 1, 1986. 

          In the Petition for Administrative Review, the owner contends that 
          the Administrator's order is incomprehensible, that the rent should 
          be restored as of June 27, 1984 when all repairs were completed, 
          and that the owner is entitled to a rent increase for 1\40th of the 
          cost of improvements.

          In answer to the Petition, the tenant claims that the repairs cited 
          in the Administrator's order have still not been done.

          After careful consideration of the evidence of record the 
          Commissioner is of the opinion that the Petition should be denied.  
          The evidence of record, including the physical inspection, 
          confirmed that although the tenant was in occupancy, the repairs to 
          the fire-damaged apartment were either incomplete or done in an 
          unworkmanlike manner. In restoring the apartment to a habitable 
          condition the owner is entitled to restoration of the rent to the 
          pre-fire level, effective November 1, 1986, the first rent payment 
          following service of the rent restoration application on the 
          tenant.  While the owner seeks an earlier effective date of 
          restoration, the Commissioner finds no basis for this.  The owner 
          did not file the application until October 1986 which is the 
          earliest notification to the Division of the restored habitability 
          of the apartment.  Inasmuch as the tenant did not vacate the 
          apartment, but was forced to occupy a housing accommodation without 
          windows, or gas and electric service, the precise date the 
          apartment became habitable cannot be determined.

          The $18.50 rent reduction for the incomplete or unworkmanlike 
          repairs is affirmed, effective November 1, 1987 or the first rent 
          payment following issuance or the Administrator's order appealed 
          herein.  To clarify, the rent is restored to the pre-fire amount as 


          of November 1, 1986 and is reduced by $18.50 per month as of 
          November 1, 1987 until July 12, 1990 when a subsequent restoration 
          order was granted.

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, it is,

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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