CD510052RT
                                    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.: 
                                                  CD510052RT
                     LILLIAN KNOWLES,         
                                                  RENT ADMINISTRATOR'S
                                   PETITIONER     DOCKET NO.:
          ----------------------------------x     BE410110OR



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On April 18, 1988, the above-named petitioner-tenant filed a peti- 
          tion for administrative review (PAR) of an order issued on March 
          14, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 455 West 153rd Street, various apartments, 
          New York, New York, wherein the Administrator, based on the owner's 
          application, restored the rent that had previously been reduced by 
          order dated September 30, 1985.

          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 administrative appeal.

          The order hereunder review restores the rent which had been reduced 
          by order issued on September 30, 1985, under Docket No. 
          UCS000012HH.  That order reduced the rent for the rent stabilized 
          and rent controlled tenants on the basis of inadequate heat and hot 
          water.  An inspection of the premises conducted on October 7, 1987, 
          in connection with the owner's application to restore rent, deter- 
          mined that these conditions had been corrected resulting in the 
          order herein appealed.

          In the PAR, the tenant states that there have been many days during 
          the past heating season, when the owner has failed to provide 
          adequate heat and hot water.  In the PAR, the tenant also raises 
          conditions requiring repairs within her apartment.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.














          CD510052RT



          The tenant's complaints regarding apartment conditions are 
          irrelevant to this proceeding.  The order reducing the rent 
          addressed only heat and hot water service.  The only relevant 
          inquiry in this proceeding is whether that condition was corrected.

          The tenant's bare allegation of other episodes of inadequate heat 
          and hot water, which has not been substantiated, is insufficient to 
          refute the inspection findings that the conditions originally 
          warranting a rent reduction had been corrected.

          The Commissioner finds that the Administrator's determination was 
          properly based on the entire record including the results of on- 
          site physical inspection and that the order hereunder review was 
          correct when issued.


          THEREFORE, in accordance with the City Rent Law, the Rent and 
          Eviction Regulations, the Rent Stabilization Law and Code, and the 
          Emergency Tenant Protection Act of 1974, 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.


          ISSUED:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
    

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