STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          ----------------------------------X
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:CC1100253RO

                    Richard Albert
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:BI110132OR
                                   PETITIONER
          ----------------------------------X

                                          
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On March 16, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          March 7, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 93-49 222nd Street, Apt. 3T, Queens Village, 
          NY, wherein the Administrator denied owner's rent restoration 
          application because the conditions had not been corrected.

          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 by the filing of a rent restoration 
          application by the owner on September 22, 1987.  The application 
          alleged that the owner had restored services for which a rent 
          reduction order was issued on February 4, 1987 under docket number 
          AB-110832-S.  In the application the owner stated that the windows 
          have been repaired.  In answer to the application, the tenant 
          stated that the repairs to the windows are incomplete and done an 
          unworkmanlike manner.  

          On January 25, 1988 an inspection was conducted by a Division 
          employee. The inspector reported that the windows had not been 
          repaired, resulting in the Administrator's order denying the rent 
          restoration on March 7, 1988.


                                         -1-












          Docket No. CC110253RO           

                                          2


          In its PAR the owner contends that the window condition which is 
          cited in the Administrator's order is not related to the tenant's 
          original complaint.  Furthermore, that the window sill cannot 
          possibly have loose panes "because the window sill does not have 
          any panes at all."  Other contentions in the owner's PAR also 
          relate solely to the February 4, 1987 rent reduction order.  
          Challenges to that order are untimely in this petition.  However, 
          a separate PAR filed by this owner on February 21, 1987 challenging 
          the February 4, 1987 rent reduction order has been addressed by the 
          Commissioner in Docket No. BB-110246-RO and a separate order will 
          be issued thereunder.

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

          In order for a rent restoration application to be granted, it must 
          be established that the conditions cited in the rent reduction 
          order have been corrected.  In this case the rent reduction order 
          that the owner was seeking to have restored described the service 
          not being maintained as "Window sills in bedroom and livingroom 
          have loose panes, cracked and peeling paint and allow air seepage."  
          The only relevant inquiry in this proceeding is whether that 
          condition was corrected.  Since inspector reported that there were 
          loose panes, peeling paint, and air seepage on the bedroom and 
          livingroom windows, the owner's application was properly denied.  
          The owner does not assert in his PAR that the necessary repairs 
          were completed and presents no basis for revoking or modifying the 
          Adminstrator's order. 

          As for the owner's observation that window sills do not have panes, 
          the Commissioner finds that despite the obvious confusion between 
          the terms sill and frame in the rent reduction order, the owner had 
          sufficient notice of the window condition to effect repairs.  In 
          fact, the owner's application for rent restoration clearly states, 
          unequivocally, "The windows have been repaired."

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          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, 
          affirmed.

          ISSUED:

                                                                             
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner







































           






    

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