ADM. REVIEW DOCKET NO.: CC 420076 RO
                                    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.:
                                                 CC 420076 RO 
                                              :
                                                 DRO      DOCKET       NO.:
                                                 BG        420047         S
             45            TERRACE            REALTY             ASSOCIATES
             BY ARTHUR COURT REALTY MGMT CORP  
                                                  
                                                 Tenant: Ana Ceballos
                              PETITIONER      : 
          ------------------------------------X 

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               The above named petitioner-owner timely refiled  a  Petition
          for Administrative Review against an order issued on December 16, 
          1987 by the Rent Administrator at Gertz Plaza, Jamaica, New York, 
          concerning housing accommodations known as apartment number 1D at 
          45  Wadsworth  Terrace,  New  York,   New   York,   wherein   the
          Administrator  directed  the  owner  to  restore  the  tenant  to
          occupancy with no rent increase.

               The Commissioner has reviewed all of  the  evidence  in  the
          record and has carefully considered that portion of the  evidence
          relevant to the issues raised in the administrative appeal.  

               This proceeding was originally commenced on July  22,  1987,
          by the filing of a complaint  wherein  the  tenant  alleged  that
          after a fire had damaged her apartment and the owner had paid her 
          to reside elsewhere while repairs  were  being  done,  the  owner
          refused to permit her to re-occupy the apartment until she signed 
          a new lease giving the owner a rent  increase,  even  though  her
          current lease had not expired. 

               The owner did not submit an answer to the complaint.

               In the appealed order, the Administrator noted  the  owner's
          failure to answer the complaint; deemed the  factual  allegations
          therein admitted; and directed the owner to grant the tena t  re-
          occupancy of the subject apartment with no increase in rent.


               With its Petition, the owner submits a stipulation which  it
          claims was entered  into  in  the  Court  proceeding  encaptioned
          Ceballos v 45 Terrace Realty Associates (Civil Court of the  City
          of New York, County of New York, Housing Court Part 18,  Index  #
          23917/87).  The owner claims  that  in  that  November  12,  1987
          stipulation (the Stipulation) the tenant withdrew  the  complaint
          in the proceeding below.  The owner further claims that based  on
          said withdrawal, the Administrator's order should be revoked. 






          ADM. REVIEW DOCKET NO.: CC 420076 RO

               Although  afforded  the  opportunity,  the  tenant  has  not
          interposed an answer to the owner's Petition.

               The Commissioner is of the opinion that the Petition  should
          be granted.

               The Commissioner notes that the tenant commenced  the  Civil
          Court proceeding in question; that the tenant was represented  by
          counsel therein; that the Stipulation was "So Ordered" by Housing 
          Court Judge Peter Tom; and that the Stipulation, which  reads  in
          pertinent part as follows:  "V. Petitioner [the tenant] agrees to 
          discontinue all other proceedings instituted  against  Respondent
          [the owner]  (including  DHCR  proceedings)",  was  entered  into
          before the order below was issued.  The Commissioner  also  notes
          that the Stipulation addressed  the  substance  of  the  tenant's
          complaint herein.  That is,  pursuant  to  the  Stipulation,  the
          owner agreed to relocate the tenant in an apartment comparable to 
          the subject apartment. 

               Based on all of the facts  herein,  the  Commissioner  finds
          that the tenant withdrew the complaint hereinbelow prior  to  the
          issuance of the appealed order and, therefore, said order  should
          be revoked.

               THEREFORE, pursuant to the Rent Stabilization Law and  Code,
          it is

               ORDERED, that this Petition  be,  and  the  same  hereby  is
          granted; and that the Administrator's  order  be,  and  the  same
          hereby is revoked in accordance with this order and opinion.

          ISSUED:




                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    

    

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