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

          APPEAL OF                               DOCKET NO.: CJ110148RT
          ROBERT & PHYLISS RESNICK                RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CC110177OR

               The above named petitioner-tenant filed a Petition for 
          Administrative Review against an order of the Rent Administrator 
          issued September 28, 1988. The order concerned housing 
          accommodations known as Apt A located at 68-14 136th Street, 
          Flushing, 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 March 28, 1988 by 
          filing a rent restoration application wherein it alleged that it 
          had restored services for which a rent reduction order bearing 
          Docket No. AK110394S was issued.  The Commissioner notes that the 
          rent had been ordered reduced based on a lack of adequate hot 

               The tenant was served with a copy of the application and 
          afforded an opportunity to respond. The tenant filed a response on 
          May 9, 1988 and stated, in sum, that the owner had not restored 
          services and that the application should be denied.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on August 31, 1988 and 
          revealed that the hot water was adequate.

               The Administrator issued the order here under review on 
          September 29, 1988 and granted the application. 

               On appeal the tenant states that her complaint was about 
          fluctuating hot water temperature and not inadequate hot water.


          The petition was served on the owner on November 17, 1988.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The tenant's objection in the petition is one which challenges 
          the underlying rent reduction order.  The tenant may not utilize an 
          administrative appeal against an order of rent restoration to 
          collaterally attack the underlying rent reduction order.  The order 
          here under review is affirmed.
               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               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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