CJ430267RT

                                  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.:
                                                       CJ430267RT
                    NELSON SANDERS,        
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BI530117OR
                                   PETITIONER          (BL530117OR) 
          ----------------------------------x     



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On October 31, 1988, the above-named petitioner-tenant filed a 
          Petition for Administrative Review (PAR) of an order issued on 
          September 26, 1988, by the Rent Administrator, concerning the 
          housing accommodations known as 525 West 146th Street, various 
          apartments, New York, New York, wherein the Administrator granted, 
          in part, the owner's application for rent restoration for rent 
          controlled tenants based upon a finding that those services which 
          were the subject of the Rent Administrator's reduction order of 
          September 15, 1987, under Docket No. AL530080B, had been partially 
          restored.

          The application was granted in full for rent stabilized tenants and 
          the owner was directed to immediately repair the exterior window 
          frames.

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

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

          On September 24, 1987, the owner filed an application for rent 
          restoration, alleging that all services which were the subject of 
          the rent reduction order of September 15, 1987 had been restored.














          CJ430267RT




          The tenants filed answers to the application alleging that, 
          contrary to the owner's statement in the application, services were 
          not fully restored.

          Division of Housing and Community Renewal (DHCR) inspections con- 
          ducted on March 2, 1988 and May 11, 1988, revealed that:

               1.   Courtyard drain is not defective.
               2.   Light is provided at the east fire exit of the 
                    building.
               3.   Six (6) garbage cans are provided.
               4.   Main entrance door is working properly.
               5.   Roof door hinges are not defective.
               6.   Metal cornice is not rotted and does not re- 
                    quire painting.
               7.   Skylight is provided with a wire screen.

          The exterior window frames were found to be rotten and in need of 
          painting.

          Based on the results of these inspections, the order appealed 
          herein was issued.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the DHCR inspector erred; that the owner failed to restore all 
          services; that the building exterior windows require scraping and 
          painting; that the metal cornice at the front of the building is 
          rusted and requires repairs and painting; and that the effective 
          date of the restoration order was in error.

          The petition was served on the owner on December 2, 1988, and on 
          December 21, 1988, the owner filed an answer to the petition 
          stating that the inspection of March 2, 1988, supported the owner's 
          contention that all necessary repairs have been made.

          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 an order of rent restoration.













          CJ430267RT


          The record clearly shows that the Rent Administrator, in granting 
          the owner's restoration application, based his findings on the 
          results of two inspections held by DHCR, on March 2, 1988 and May 
          11, 1988, which revealed that the owner was maintaining substan- 
          tially all services specified in the Administrator's rent reduction 
          order of September 15, 1987.

          The Commissioner finds that it was appropriate for the Adminis- 
          trator to rely on the results of the Division's inspections which 
          specifically found that the metal cornice was in good repair.  The 
          petitioner failed to adduce convincing evidence that the inspec- 
          tor's findings were erroneous in any way.

          As regards the exterior window frames, Division records show that 
          the owner installed new windows throughout the building and the 
          Rent Administrator issued an order on January 2, 1991, under Docket 
          No. EF430069OR, which determined that the owner had restored the 
          exterior window frames in accordance with the Rent Administrator's 
          directive.

          The Commissioner also finds that the Rent Administrator properly 
          determined the effective date of the rent restoration order to be 
          December 1, 1987, insofar as it is the policy of the DHCR to order 
          rent restoration for rent stabilized tenants effective the first 
          rent payment date following service of the application on the 
          tenants.  Here, the application was served on November 16, 1987.


          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and 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 Administrator's order be, and the same hereby is, 
          affirmed.
           

          ISSUED:





                                                                                                                         
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner








    

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