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

          APPEAL OF                               DOCKET NO.: CI430005RT
          ALAN M. KOHN                            RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BL430078OR

               On September 12, 1988 the above named petitioner-tenant filed 
          a Petition for Administrative Review against an order of the Rent 
          Administrator issued August 19, 1988. The order concerned various 
          housing accommodations located at 55 Morton Street, New York, N.Y.  
          The Administrator granted the owner's rent restoration application.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The owner commenced this proceeding on December 29, 1987 by 
          filing a rent restoration application wherein it stated that it had 
          restored services for which a rent reduction order bearing Docket 
          No. BB430089B had been issued.  The Commissioner notes that the 
          rents had been ordered reduced based on a finding of a defective 

               The tenants were served with a copy of the application and 
          afforded an opportunity to respond. The petitioner-tenant herein 
          did not file a response.

               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on February 29, 1988 and 
          revealed that the elevator was operative and leveled on each floor.
          The Administrator issued the order here under review on August 19, 
          1988 and ordered rent restoration based on the inspector's report.

               On appeal the tenant raises arguments with respect to portions 
          of the original complaint of decrease in services for which he 
          believes rent reductions should have been ordered.  The petition 
          was served on the owner on October 11, 1988.


               The owner, as represented by counsel, filed a response on 
          October 28, 1988 and stated that the tenant was barred from raising 
          objections to the rent reduction order in an administrative appeal 
          of the rent restoration order.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The owner is correct in that the petitioner may not utilize an 
          administrative appeal proceeding against a rent restoration order 
          to collaterally attack the underlying rent reduction order.  The 
          tenant has not raised a valid objection to the order here under 
          review.  The order was correctly issued and is affirmed.

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

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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