CD520034RT

                                    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.: 
                                                  CD520034RT
                     DOLORES MARINO,          
                                                  RENT ADMINISTRATOR'S
                                   PETITIONER     DOCKET NO.:
          ----------------------------------x     BE410110OR



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On April 1, 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 contends that there were 63 days during the 
          winter when there was no heat.

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













          CD520034RT




          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 an 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