DH 130178 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: DH 130187 RO
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CK 110107 OR


               On August 23, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued July 6, 1989.  The order concerned housing 
          accommodations located at 144-60 Sanford Avenue, Flushing , N.Y. 
          wherein the Administrator denied petitioner's application for 
          building wide rent restoration.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The owner commenced this proceeding on October 28, 1988 by 
          filing an application to restore rent.  The owner stated that it 
          had restored services for which a rent reduction order (Docket No. 
          AB 130029 B) was issued on August 15, 1987.  In that order, the 
          Administrator had ordered a building-wide rent reduction for the 
          following services deficiencies:

                    1. Broken windows in basement areas,

                    2. Storage areas taken from tenants.

          The application was served on the tenants, and an opportunity was 
          afforded for them to answer.

               Seventeen tenants responded to the application on January 6, 
          1989.  All stated that the broken windows had been repaired and the 
          storage area had been restored.      

               The Administrator ordered a physical inspection of the 
          building.  That inspection was carried out on April 28, 1989 and 
          revealed that three windows in the basement were broken and the 

          DH 130178 RO

          basement storage area was not for the tenants' use.  The 
          Administrator issued the order here under review on July 6, 1989, 
          and denied the application.  The Commissioner notes the following 
          additional facts regarding this rent reduction:

                    1.  The owner had previously filed for rent restoration
                        (Docket No. BK 130041 OR).  The application was
                        denied based on an inspector's report which stated
                        that several basement windows were broken.

                    2.  On April 15, 1991 the Administrator granted rent 
                        restoration to the petitioner. (Docket No. EL 130116  

               On appeal the owner, through counsel, makes the following 
          arguments in favor of reversing the order here under review:

                    1.  Order BK 130041 OR, wherein the owner had 
                        previously sought rent restoration, did not 
                        list the storage space issue as one not being
                        maintained.  Therefore, as of August, 1988
                        the storage space should be deemed restored,

                    2.  The owner filed a Petition for Administrative
                        Review from the denial of Docket No. 
                        BK 130041 OR (Administrative Review
                        Docket No. CI 130116 RO) in which it sought
                        reversal of that order.  In the tenants 
                        association response to that petition, the
                        tenants stated that the windows in question
                        were repaired in July, 1988 and the basement
                        storage area was returned to the tenants on          
                        August 1, 1988.  Thus, the tenants themselves
                        have corroborated the owner's statements in the
                        restoration application.  The Commissioner notes
                        that the record herein contains a copy of the tenants  
                        association statement.

               One tenant filed a response to the petition on December 11, 
          1989, and stated her full agreement with the statement of the 
          tenants association discussed above.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted, 
          the Administrator's order revoked, and the rent restored effective 
          August 1, 1988.

               The Commissioner finds that the statements of the seventeen 
          tenants who filed responses before the Administrator were 
          sufficient to demonstrate that services had been restored.  Since 
          no tenant disputed the statements in the application, there was no 
          need for the Administrator to have ordered a physical inspection of 

          DH 130178 RO

          the building.  The Commissioner finds that the Administrator's 
          order should be revoked and the rent restored effective August 1, 
          1988. This is consistent with the evidence in the record regarding 
          the date all parties agree that the services were restored.  Based 
          on this determination, there is no need to address the other 
          arguments made by the owner.

               If arrears are due and owing to the owner based on this 
          determination of the Commissioner, the tenants may pay off said 
          arrears in twelve equal monthly installments.  If any tenant has 
          vacated their apartment, said arrears are due and payable 

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted and that the Rent Administrator's order be, and the same 
          hereby is revoked and it is further

               ORDERED, that the rents reduced by Order No AB 130029 B be, 
          and the same hereby are, ordered restored effective August 1, 1988.


                                             JOSEPH A. D'AGOSTA   
                                             Acting Deputy Commissioner


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