CF110159RT
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       CF110159RT
                    Frances Terrell,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       BJ110115OR
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On June 1, 1988, the above-named petitioner-tenant filed a petition 
          for administrative review (PAR) of an order issued on May 3, 1988, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 44-20 Douglaston Parkway, Douglaston, New York, Apt. 7-B, 
          wherein the Administrator granted the owner's application for rent 
          restoration based upon a finding that those services which were the 
          subject of the Rent Administrator's reduction order of September 
          25, 1986, under Docket No. QS003686S, had been restored.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue of the administrative appeal.

          The issue herein is whether the Rent Administrator properly granted 
          the owner's application for rent restoration.

          On September 22, 1987, the owner filed an application for rent 
          restoration, alleging that all services which were the subject of 
          the rent reduction order of September 25, 1986, had been restored.

          The tenant filed an answer to the application alleging that the 
          refrigerator is at least 20 years old and that there is still some 
          food spoilage and that there is still some water seepage from the 
          window.

          A DHCR inspection conducted on February 11, 1988, revealed that all 
          repairs have been completed.  More specifically the report showed 
          that:
          1.   Living room ceiling and walls have been repaired.
          2.   The bedroom ceiling has been painted.












          CF110159RT

          3.   The refrigerator door gasket has been properly replaced.
          4.   The top left bedroom window is operative.

          On appeal, the petition-tenant asserted, in pertinent part, that 
          the refrigerator gasket was replaced but that the refrigerator 
          still does not work properly and that the window does not close 
          completely.

          The petition was served on the owner on August 15, 1988 and on 
          August 29, 1988, the owner filed an answer to the petition stating 
          that the refrigerator is in good working order and must be 
          defrosted as required.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          The owner, on proof of restoration of those services which were the 
          subject of the Rent Administrator's reduction order is, by law, 
          entitled to an order of rent restoration.

          The record clearly shows that the Rent Administrator in granting 
          the owner's restoration application, based his findings on the 
          results of an inspection held by the Division of Housing and 
          community Renewal, on February 11, 1988, which revealed that the 
          owner was maintaining all services specified in the Administrator's 
          rent reduction order of September 25, 1986.

          The Commissioner deems it appropriate to rely on the results of the 
          Division's inspection and finds that the petitioner failed to 
          adduce convincing evidence that the inspector's findings were 
          erroneous in any way.

          This order is issued without prejudice to the tenant's continuing 
          right to file an appropriate application for a rent reduction, if 
          the facts so warrant.

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

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

          ISSUED:

                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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