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

          APPEAL OF                               DOCKET NO.: CA110264RO 
                                                  RENT ADMINISTRATOR'S
          BETTERLAND REALTY CORP.,                DOCKET MO.: BF110210S     
                                                  PREMISES: 34-25 150TH PL.
                                                            APT. 5B          
                                  PETITIONER                QUEENS, NY       


               The above-named owner filed a timely petition for 
          administrative review of an order issued on January 21, 1988 
          concerning the housing accommodations relating to the above- 
          described docket number.

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

               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 June 30, 1987 by the tenant 
          filing a complaint asserting that the owner had failed to maintain 
          numerous defective conditions in the subject apartment.

               On October 20, 1987, the Division sent the owner a copy of the 
          tenant's complaint.

               In an answer filed on November 2, 1987, the owner stated in 
          substance that services are being provided and repairs being 

               On November 23, 1987, an on-site inspection of the subject 
          apartment was conducted by a Division staff member who confirmed 
          the existence of numerous defective conditions.

               Based on the inspection, the Administrator determined that the 
          windows in the bathroom, bedroom and living room are water-damaged 
          due to water seepage; that the windows throughout the apartment are 


          defective, cracked and rotted; that the stove is defective, pilot 
          lights broken and oven needing repairs; and that the vents in the 
          kitchen and bathroom are inoperable.  The Administrator directed 
          the restoration of services and the reduction of the stabilized 

               In the petition for administrative review, the owner 
          questioned the inspector's findings when the building window 
          replacement project was completed in the spring of 1987, i.e. 
          before the inspection.  The owner also contended that the vents are 
          in operating condition and that oven repairs are scheduled for 
          January 1988.

               On February 29, 1988, the Division mailed the tenant a copy of 
          the owner's petition.

               The Commissioner is of the opinion that the petition should be 

               The order appealed from was based upon a staff inspector's 
          report which found defective conditions within the apartment.  The 
          determination was in all respects proper and is hereby sustained.

               The owner's unsubstantiated assertions that the windows of the 
          entire building had been replaced, that the vents are in operating 
          condition, and that the oven repairs are scheduled subsequent to 
          the issuance of the Administrator's order, fail to rebut the 
          inspector's findings. 

               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, affirmed.


                                                         Joseph A. D'Agosta
                                                         Deputy  Commissioner

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