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

          APPEAL OF                               DOCKET NO.: CF110290RO
          JOSEPH TURRICIANO                       RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BK110002OR


          On June 30, 1988 the above named petitioner-owner filed a Petition 
          for Administrative Review against an order of the Rent 
          Administrator issued on June 8, 1988 concerning the housing 
          accommodations known as Apt. 3L, 683 Seneca Avenue, Queens, NY, 
          wherein the Administrator denied the owner's rent restoration 

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

          The owner commenced this proceeding on November 9, 1987 by filing 
          a rent restoration application in which he sought restoration of 
          rent that had been reduced in Docket No. BA110446S.  The rent was 
          reduced based on the owner's failure to repair the mildewed bedroom 
          and kitchen walls, the badly warped and uneven kitchen floor and 
          the kitchen door that cannot be opened properly.  The owner 
          asserted that the mildew condition is caused by the tenant doing 
          hot water wash in the kitchen and bathroom, that the uneven floor 
          condition is a result of the settling of this 1905 building and 
          cannot be corrected, and that the door sticks only in the summer 
          when the tenant refused access for repairs and is no longer a 
          problem in cooler weather.

          The application was served on the tenant on December 1, 1987 and in 
          response, the tenant asserted that he does not cause the mildew 
          condition and uses the laundromat to do the laundry, that the floor 
          is dangerously uneven and has not been repaired and that he has 
          never refused access to the owner.

          A physical inspection by DHCR on May 3, 1988 revealed that none of 
          the conditions cited in the rent reduction order had been repaired.


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

          In the petition for administrative review, the owner asserts that 
          "the work in the apartment was done mostly in the bathroom in 1986 
          and it does not apply to the items mentioned in your order of 

          The petition was served on the tenant on September 27, 1988.

          In response, the tenant urged that the petition be denied.

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

          The Rent Administrator ordered a rent reduction in the order issued 
          on September 4, 1987 in Docket No. BA110446S based on the owner's 
          failure to repair the conditions described above.  Any objections 
          to the validity of that order would have to be raised in a timely 
          petition for administrative review of that order which the owner 
          did not file.  In order for the rent to be restored, the owner must 
          repair all the conditions for which the rent was reduced and so 
          establish in a rent restoration proceeding filed with the Division.

          In the instant case, the owner did not make the necessary repairs.  
          The application was properly denied by the Administrator and the 
          owner has not presented in the petition any basis for modifying or 
          revoking that determination.  

          The rent reduction remains in effect until another rent  
          restoration application is filed by the owner and granted by the 

          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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