CL110159RT
                                  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.: CL110159RT

                    Justine Phillips,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CF110016OR

                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On December 12, 1988, the above-named petitioner-tenant filed a 
          timely petition for administrative review of an order issued on 
          November 9, 1988, concerning the housing accommodation known as 
          Apt. A, 69-74 136th Street, Kew Gardens, New York, wherein the Rent 
          Administrator granted the owner's rent restoration application.

          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 petition.

          A review of the record reveals that on June 1, 1988 the owner filed 
          an application to restore the rents that had been reduced in Docket 
          No. AH110179B based on a finding that the owner had removed the 
          tenants' individual television antennas from the roof.  The owner 
          stated in the rent restoration application that a master television 
          antenna had been installed for the entire complex at its own cost 
          and each tenant has had a television connection installed free of 
          charge.

          The application was sent to the tenants on July 5, 1988.  Some 
          tenants responded that the installation in their apartments had not 
          been completed.






          A physical inspection by DHCR on August 22, 1988 revealed that 
          there was a master television antenna but that connection to all 












          CL110159RT

          individual apartments had not yet been completed.  The Rent 
          Administrator issued an order on November 9, 1988 granting the 
          owner's application, but directing the owner to complete the 
          connections to individual apartments.

          In the petition for administrative review filed by one tenant, 
          without authorization to act on behalf of any other tenants, and 
          identifying only her own apartment as the premises involved in the 
          order, argues that rent restoration was not warranted as long as 
          antenna service remained unavailable to some tenants.  The 
          petitioner included affidavits of five individual tenants who have 
          not yet received antenna service.  The petitioner also alleges that 
          the inspector did not check individual apartments, that the 
          restoration order violates the terms of the Commissioner's order 
          denying the petition of the rent reduction order, that the 
          directive in the order that individual tenants be connected 
          contains no date for enforcement and no penalty for noncompliance 
          and is therefore unenforceable, and that, in any event, rent 
          restoration should not predate the inspection which took place on 
          August 22, 1988.

          In answer to the petition, the owner states that all apartments 
          have been connected to the master television antenna except for a 
          few for whom the landlord's contractor has been unable to obtain 
          access despite bona fide efforts.  The owner argues that such 
          uncooperative tenants should not be able to prevent a building-wide 
          restoration of rent.

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

          The petitioner-tenant, who does not purport to be acting on behalf 
          of any other tenants or any other apartments, does not assert that 
          her television antenna service has not been restored or that she is 
          aggrieved as an individual tenant by a rent restoration without 
          restoration of services.  The tenants who signed affidavits did not 
          join in the filing of the instant petition or file their own 
          petitions and their situations are not subject to review herein.  
          These tenants may file individual complaints seeking a rent 
          reduction if antenna service has still not been restored.

          The other arguments made by the tenant in the petition are without 
          merit.  The Administrator's order granting the owner's application 
          despite the finding that some apartments did not have service is 
          not incorrect.  The owner was directed in the Commissioner's order 
          (Docket No. BG130109RO) to reattach the tenants' individual 
          antennas or install a master television antenna and make it 
          available to tenants free of charge.  The owner complied with the 
          latter alternative and should not be precluded from restoration of 
          rent because connection of the service to a few individual tenants 
          has been delayed.  As noted above, any individual tenant may file 
          a complaint if the facts so warrant.






          CL110159RT


          In accordance with established policy, rent restoration for 
          stabilized tenants was granted effective August 1, 1988, the first 
          of the month following service of the application on the tenants.  
          There is no requirement or justification for an effective date 
          subsequent to the inspection.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is

          ORDERED, that the tenant's petition be and the same hereby is 
          denied, and the Rent Administrator's order be and the same hereby 
          is affirmed.
               


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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