CG110154RO
                                  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.: CG110154RO

                    Jerome A. Campo,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BK120016OR
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On July 8, 1988, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on June 9, 1988, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 41-25 49th Street, Sunnyside, N.Y., Apt. 2-R, wherein the 
          Administrator denied the owner's application for rent restoration.

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

          The issue herein is whether the Rent Administrator properly denied 
          the owner's application for rent restoration based upon a finding 
          that services were not fully restored.

          On November 5, 1987, the owner filed an application for rent 
          restoration alleging that the services, which were the subject of 
          the rent reduction order of October 8, 1987, under Docket No. 
          BB120496S, had been restored.

          A DHCR inspection conducted on May 4, 1988, revealed that:

          1.   Parts of the ceiling and walls in the hallway between the 
               bathroom and both bedrooms are missing, and the walls and 
               ceiling are cracked, discolored and peeling paint and plaster;

          2.   Refrigerator gasket is worn out and freezer door is missing; 
               and

          3.   Apartment entrance door is rotted.

          On appeal, the petitioner-owner asserted, in pertinent part, that 












          CG110154RO

          the order reducing rent dated October 8, 1987 refers to the  
          entrance hallway of the apartment but that the appealed order 
          describes the rear foyer not previously mentioned; that the 
          refrigerator is the property of the tenant; that he is not under 
          any obligation to repair the refrigerator; and that all other 
          repairs have been made.

          The petition was served on the tenant on September 10, 1988.

          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 apply for an order of rent restoration.

          The petition sets forth several objections against the underlying 
          reduction order of October 8, 1987.

          The Commissioner finds that these issues can not properly be raised 
          in the subject proceeding which was initiated by the owner to 
          obtain a rent restoration.  The proper procedure is to raise these 
          issues in a PAR filed against the underlying rent reduction order.

          The Commissioner notes that the owner failed to file an answer to 
          the tenant's complaint of decreased services in Docket No. 
          BB120496S despite having been sent two notices requesting his 
          response to the complaint.

          The inspection of May 4, 1988, clearly showed that the owner failed 
          to restore those services specified in the rent reduction order of 
          October 8, 1987.

          Accordingly, the owner's petition does not establish that rent 
          restoration is warranted.

          The Commissioner finds, therefore, that the Rent Administrator 
          properly based his determination on the entire record, including 
          the results of the on-site inspection conducted on May 4, 1988 and 
          that the Rent Administrator properly denied the owner's application 
          to restore the rent upon determining that the owner had failed to 
          fully restore services.  

          The Commissioner notes that on February 2, 1989, under Docket No. 
          AK120558S, the Rent Administrator issued an amended order, which, 
          among other things, corrected the status of the subject apartment 
          from rent controlled to rent stabilized.
          The Commissioner further notes that after the Rent Administrator 
          denied the subject application, the owner filed a second rent 
          restoration application alleging full restoration of services which 
          was also denied by the Rent Administrator on April 26, 1990.






          CG110154RO


          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York City, 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:






                                                                     
                                             LULA M. ANDERSON
                                             Deputy Commissioner  






    

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