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

          APPEAL OF                               DOCKET NO.:              
          610 WEST 142ND STREET OWNER'S CORP.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BJ420110OR        


          On June 28, 1988, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on June 10, 
          1988, by the Rent Administrator, concerning the housing 
          accommodation known as 610 West 142nd Street, New York, New York, 
          apartment 2-F, wherein the Administrator partially granted the 
          owner's application for rent restoration.

          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.

          The issue herein is whether the Rent Administrator properly granted 
          the owner's application for rent restoration.

          On October 20, 1987, the owner filed an application for rent 
          restoration, alleging that it had restored all those services which 
          were the subject of the Rent Administrator's rent reduction order 
          of October 9, 1987.

          The tenant filed an answer to the complaint alleging that the 
          refrigerator has not been repaired or replaced since the time of 
          the original complaint.


          A Division of Housing and Community Renewal (DHCR) inspection 
          conducted on April 14, 1988, revealed that, although all other 
          services and repairs were being maintained, the refrigerator was in 
          a state of disrepair.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the tenant refuses to accept various replacement refrigerators 
          which are being offered to her.

          The petition was served on the tenant on August 2, 1988, and on 
          August 22, 1988, the tenant filed an answer to the petition stating 
          that the replacement refrigerator which had been accepted was never 
          delivered to the apartment and other refrigerators that were 
          offered were in poor condition.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          The Commissioner notes that the Rent Administrator denied the 
          owner's application for rent restoration, on February 2, 1989, 
          under Docket No. CF520160OR, but granted the owner's application 
          for rent restoration, on July 18, 1989, effective April 1, 1989, 
          under Docket No. DB520078OR.  

          The subject application for rent restoration was filed by the 
          owner, on October 20, 1987, in which the owner certified that all 
          repairs which were the subject of the rent reduction order, issued 
          on October 9, 1987, had been restored.  In particular, the owner 
          stated that the refrigerator was repaired.

          The DHCR inspection held on April 14, 1988, confirmed that the 
          refrigerator was in a state of disrepair.  More specifically, the 
          inspector determined that the refrigerator had two broken shelves, 
          that the floor of the refrigerator was broken and that the food 
          compartment was too cold.

          The owner's petition does not establish that full rent restoration 
          was warranted.  The inspection substantiated the tenant's 
          contention that the refrigerator was in a state of disrepair and 
          that any repairs which were made were not done properly.


          Accordingly, the Commissioner finds that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site inspection conducted on April 14, 1988, and that the 
          Administrator properly denied the owner's application to fully 
          restore the rent upon determining that the owner had failed to 
          fully restore services.

          THEREFORE, in accordance with the provisions of the Rent and Evic- 
          tion Regulations for New York City, 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 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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