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

          APPEAL OF                               DOCKET NO.: CE110203RO
          RICHARD ALBERT                          RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BK110102OR


          On May 13, 1988 the above named petitioner-owner filed a Petition 
          for Administrative Review against an order of the Rent 
          Administrator issued on April 18, 1988 concerning the housing 
          accommodations known as Apt. 2B, 93-49 222nd Street, Queens 
          Village, NY, wherein the Administrator denied the owner's rent 
          restoration application.                                         

          The Commissioner has reviewed all the evidence of record and has 
          carefully considered that portion relevant to the issues raised on 

          A review of the record reveals that the owner filed an application 
          on November 16, 1987, seeking restoration of rent that had been 
          reduced in an order issued on April 21, 1987 under Docket Number 
          QS004078S.  The rent had been reduced based on a finding that the 
          owner had failed to repair the loose apartment entrance door lock, 
          the cracked ceilings and walls, the windows throughout the 
          apartment, the bathroom wall tiles, and the bathroom door frame.  
          The order also stated that the apartment needs painting and the 
          bedroom window screens are missing. 

          The owner stated in the restoration application that all repairs 
          are made in the subject apartment as needed, and that despite the 
          fact that the tenant has made access difficult, all items contained 
          in the rent reduction order have been fixed in the normal course of 

          The application was served on the tenant on December 17, 1987 and 
          in response the tenant stated that the owner has not restored 
          services and that the owner's prior application for rent 
          restoration was also denied.


          A physical inspection on February 22, 1988 revealed that the 
          cracked walls and ceilings, the windows and the bathroom door frame 
          had not been repaired.

          Based on this inspection, the owner's application was denied.

          In the petition for administrative review, the owner asserts that 
          the conditions reported by the inspector do not exist, that window 
          repairs can only be done from a scaffold and in good weather, and 
          that the tenant is cooperating with a tenant representative who is 
          harassing the owner in violation of a court order.  

          The petition was served on the tenant on July 1, 1988.  

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

          A rent restoration is warranted once it is established that the 
          conditions cited in a rent reduction order have been repaired.  In 
          the instant case, a physical inspection by a DHCR employee who is 
          not a party to the proceeding and who is presumed to be impartial 
          revealed that repairs have not been completed.  The Administrator's 
          order was based on the results of that inspection and the owner's 
          petition does not establish any basis for revoking or modifying 
          that determination.
          The owner's allegation that the tenant is cooperating with a tenant 
          representative in violation of a court stipulation is 
          unsubstantiated and without merit.

          The Division's records reveal that the owner's subsequent rent 
          restoration application was granted (Docket No. DG110100OR).

          THEREFORE in accordance with the Rent Stabilization Law and Code, 
          it is

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

                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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