DF 230203 RO
                                  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

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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: DF 230203-RO 
                                                
            FOSTER APARTMENTS GROUP,             DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NO.: DA 210066-OR 
                                PETITIONER     
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            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW

          On  June  13,  1989,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on 
          May 24, 1989, by the Rent Administrator at Gertz  Plaza,  Jamaica,
          New York concerning  the  housing  accommodations  known  as  3403
          Foster Avenue, Brooklyn, New York  which  determined  the  owner's
          rent restoration application.

          The Administrator's order denied the owner's application based on
          an inspection conducted on March 15, 1989 which disclosed that the 
          certain conditions which had given  rise  to  the  rent  reduction
          under Docket No. BA-230086-B had not been corrected.

          The Administrator had previously reduced rents based  on  findings
          that the elevator door was inoperative, the front cellar and  roof
          doors were unlocked and that hall windows on  the  first,  second,
          fourth and fifth floor were broken.

          The Administrator denied the owner's rent restoration  application
          based on a March 15, 1989 inspection which disclosed that the roof 
          door remained unlocked and that the hall windows on the second and 
          fifth floor were broken.  The inspector  noted  however  that  the
          cellar door was locked and that the elevator had been repaired.

          In the appeal, the owner points out that the roof door  is  bolted
          and that New York City fire  ordinances  prohibit  locks  on  roof
          doors.  The owner also denies that windows are broken.

          The applicable law is Section 22520.6(r) and Section 2523.4 of the 
          Rent Stabilization Code.

          After careful consideration the Commissioner  is  of  the  opinion
          that the petition should be granted.

          The petitioner is correct that fire protection provisions  of  the
          New York City Building Code provide that exit doors  leading  from
          the top floor to the roof "shall be readily operative at all times 







          DF 230203 RO

          and shall not require a key to  operate  from  that  side."   [See
          Section 27-371j(1)(a) of the New York City Building Code.]

          The bolted roof door complies with applicable city regulations.  
          However,  the  owner's  failure  to  appeal  the  underlying  rent
          reduction order (BA 230086-B) in a timely  manner  rendered  final
          the Administrator's determination  that  the  unlocked  roof  door
          constituted a service reduction.  Notwithstanding such finality in 
          the underlying rent reduction proceedings, the finding is  deleted
          from the Administrator's order herein under appeal as a basis  for
          denying the owner's rent restoration application.

          As to the Administrator's finding that hall windows on the  second
          and fifth floor were broken, the Commissioner notes that,  in  the
          compliance proceedings conducted in connection with the underlying 
          rent reduction proceedings (BA-230086-B), one of the  two  tenants
          who filed an affirmation  of  non-compliance  indicated  that  the
          broken windows had been repaired pursuant to  the  Administrator's
          directive to the owner to restore services.  In light thereof, the 
          Commissioner is of the opinion that the complete record herein and 
          of the underlying rent reduction proceedings reflects that repairs 
          had been made, and  that  the  conditions  cited  constituted  new
          conditions.  The Commissioner further notes that no other  service
          reduction complaints are on record for the subject premises.

          Accordingly, the Commissioner is of the opinion that the  petition
          should be granted, the  Administrator's  order  revoked,  and  the
          rents restored effective as of  March  1,  1989,  the  first  rent
          payment date following service of the owner's application  on  the
          tenants.

          Any arrears owed by each tenant as a result of this order  may  be
          paid the owner by the tenant over the course of  the  next  twelve
          (12) months. 

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

          ORDERED, that the owner's petition  be  and  the  same  hereby  is
          granted, that the Administrator's order denying the  owner's  rent
          restoration application be revoked, and that the rents be restored 
          as provided above.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner