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

          APPEAL OF                                    DOCKET NO.: CJ410192RT

                    John Kamen,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BL410072OR


          On October 18, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on 
          September 23, 1988, by the Rent Administrator, concerning the 
          housing accommodation known as 118 West 79th Street, Apt. 1-D, 
          New York, N.Y., wherein the Administrator granted the owner's 
          application to restore rent, that had been reduced under Docket No. 
          L001250B on March 12, 1986.

          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.

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

          On December 17, 1987, the owner filed a rent restoration 
          application, alleging that all repairs and services, which were the 
          subject of the rent reduction order issued under Docket No. 
          L001250B were restored.

          The tenant filed an answer to the application alleging, in 
          substance, that the owner failed to restore all services.

          A DHCR inspection conducted on March 14, 1988, revealed that the 
          owner was maintaining all essential services.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          services were curtailed.  More specifically, the tenant alleged 



          1.   Stairway doors do not close tightly (bad springs and balance).
          2.   New boiler emits excessive smells and petroleum odors and 
               creates loud banging in pipes.
          3.   Garbage is not picked up regularly.
          4.   New windows do not close tightly.

          The petition was served on the owner on December 2, 1988, and on 
          December 20, 1988, the owner filed an answer to the petition 
          stating that the tenant's complaint is baseless and that a DHCR 
          inspection confirmed that all services are being maintained.

          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 record shows that the Rent Administrator in granting the 
          owner's restoration application, based his findings on the results 
          of an inspection held by the DHCR on March 14, 1988, which revealed 
          that the conditions which were the subject of the Rent 
          Administrator's reduction order were being maintained as of the 
          date of the inspection.

          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, 
          based upon decreased services, 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.  


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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