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

          APPEAL OF                                    DOCKET NO.: CI420016RT

                    Harriet Herbst,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CC420046OR


          On September 2, 1988, the above-named owner filed a timely petition 
          for administrative review (PAR) of an order issued on August 23, 
          1988, by the Rent Administrator, concerning the housing 
          accommodation known as 170 Second Avenue, Apt. 5-B, New York, N.Y., 
          wherein the Administrator partially granted 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 granted 
          the owner's application for rent restoration in part.

          On February 29, 1988, the owner filed an application for rent 
          restoration, alleging that it had restored all those services which 
          were the subject of the Rent Administrator's rent reduction order 
          of January 4, 1988, issued under Docket No. BF410324S.

          The tenant filed an answer to the application alleging that the 
          failure of services for which the Rent Administrator reduced the 
          rent has not been improved and that the windows continue to pose 

          A DHCR inspection conducted on July 22, 1988, revealed that the 
          kitchen top window was operating properly but that the living room 
          window was still operating improperly in that it was difficult to 

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the right window in the living room and the bathroom window are 



          The petition was served on the owner on October 7, 1988.

          After a careful consideration of the entire evidence or 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.

          A review of the record reveals that the rent reduction order of 
          January 4, 1988, reduced the rent based upon a defective kitchen 
          top window and a defective living room window.

          The DHCR inspection of July 22, 1988, confirmed that the kitchen 
          window was operating properly but that the living room window was 
          still defective.

          The Commissioner notes, however, that the tenant's PAR addresses 
          the failure of the bathroom window to work properly.

          A review of the file discloses that the bathroom window was not a 
          subject of the rent reduction order.

          Accordingly, the tenant's petition fails to establish that the Rent 
          Administrator improperly granted the owner's application in part.

          Therefore, the Commissioner finds that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site inspection conducted on July 22, 1988, and that the 
          Administrator properly granted in part the owner's application to 
          restore the rent.

          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, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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