CI430216RO

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



          -------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE        ADMINISTRATIVE REVIEW
          APPEAL OF                                  DOCKET NO.: CI430216RO  
                             
                     TAMARA ZELCER                                           
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BL430180OR  
                                       PETITIONER
          --------------------------------------x

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On September 2, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on     
          July 29, 1988, by the Rent Administrator, concerning the housing 
          accommodations known as 503 East 73rd Street, New York, N.Y., 
          Various Apartments, wherein the Administrator granted the owner's 
          rent restoration application. 

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

          A review of the record reveals that on December 18, 1987 the owner 
          filed an application to restore rent that had been reduced in 
          Docket No. AK430020B.  The rent was reduced for a defective roof 
          door lock, no superintendent, public area floors and walls requir- 
          ing cleaning, and defective 3rd and 5th floor public windows.

          The owner stated in the application that a new roof door lock had 
          been installed; a superintendent had been placed on the premises 
          and his name, address, and phone number were posted in the public 
          area; the walls and floors in the public areas are cleaned on a 
          regular basis; and the defective windows on the 3rd and 5th floors 
          have been repaired.

          The application was sent to the tenants on February 1, 1988 and in 
          response, some tenants denied that all necessary repairs had been 
          completed.




          A physical inspection of the building by DHCR on March 21, 1988 












          CI430216RO

          revealed that all defective conditions cited in the rent reduction 
          order had been corrected.

          Based on this inspection, the Rent Administrator issued orders 
          restoring the rent by $16.00 per month effective August 1, 1988 for 
          all rent controlled tenants in the building and to the level in 
          effect prior to the rent reduction effective March 1, 1988 for the 
          one rent stabilized tenant who had been granted a rent reduction.

          In the petition for administrative review, the owner asserts, in 
          substance, that since all necessary repairs were completed by 
          August 1987, shortly after the rent reduction order was issued on 
          June 30, 1987, the effective date of the restoration should not be 
          August 1, 1988.  The owner also claims that rent restoration orders 
          were not issued for all tenants. 

          The petitions were sent to the tenants on November 21, 1988.

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

          Pursuant to Section 2202.2 of the Rent and Eviction Regulations for  
          New York City which precludes a rent adjustment order from being 
          effective prior to the date it is issued, the rent restoration for 
          rent controlled tenants was properly made effective August 1, 1988.

          For the one rent stabilized tenant, the rent restoration was 
          effective March 1,1988, the first rent payment following service of 
          the application on the tenant.  This is consistent with the Rent 
          Stabilization Code and with the practice used in rent reduction 
          orders which are also effective the month following service of the 
          complaint on the owner.

          A review of the record also confirms that only the tenants of 
          apartments 2A, 2E, 3A and 3D were granted a rent reduction in 
          Docket No. AK430020B and only those tenants were properly issued a 
          rent restoration order.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Rent and Eviction Regulations for the City of New York, 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, 






          CI430216RO

          affirmed.

          ISSUED:

                                                                            
                                                    JOSEPH A. D'AGOSTA
                                                    DEPUTY COMMISSIONER






    

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