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. DL 220143-RT
                                         :  
                                            RENT ADMINISTRATOR'S
         ANNIE JOSEPH                       DOCKET NO. DA 230044-OM
                           PETITIONER    : 
     ------------------------------------X                             

          ORDER AND OPINION REMANDING PETITION FOR ADMINISTRATIVE REVIEW

     On December 12, 1989 the above-named petitioner-tenant  filed  a  Petition
     for Administrative Review against an Order issued on December 6,  1989  by
     the Rent  Administrator,  92-31  Union  Hall  Street,  Jamaica,  New  York
     concerning housing accommodations known as 8714 21st Street, Apartment 10 
     F, Brooklyn, New York wherein  the  Administrator  granted  major  capital
     improvement (MCI) rent increase based on the installation of new  concrete
     steps and the repavement of the courtyard.

     The owner commenced this proceeding below by filing with the Division,  on
     January 6, 1989, a rent increase application for  both  rent  control  and
     rent  stabilized  apartments  in  the  subject  premises,  based  on   the
     installation of new concrete steps and the repavement of  the  courtyard..
     In response to the  application  various  tenants  filed  answers  raising
     questions as to the extent of  the  work  performed  and  indicating  that
     repair of the sidewalk was included in the claimed expense.

     On December 6, 1989 the Rent Administrator issued  the  order  here  under
     review which granted the owner's application.

     On  appeal,  the  petitioner-tenant  contends,  in  substance,  that   the
     courtyard was not completely repaired; that only one slab  of  stairs  was
     repaired; and that no steps were replaced.

     In response to the tenant's petition, the owner submitted  the  contractor
     attesting to the work performed  which  included  the  repavement  of  the
     front rear and side courtyards and the replacement  of  33  (thirty-three)
     concrete steps within this area.

     After a careful consideration  of  the  entire  evidence  of  record,  the
     Commissioner is of the opinion that his proceeding should be  remanded  to
     the Rent Administrator for further  processing  in  accordance  with  this
     order and opinion.

     Various responses elicited from the tenants below,  disputing  the  extent
     of the work claimed to have been performed were so specific and  provoking
     that it begged for a simple physical inspection which would have  rendered
     a definitive finding.









          DOCKET NUMBER: DL 220143-RT



     Since the question of the extent of the installation of new concrete steps 
     and the repavement of the courtyard persists, the  Commissioner  deems  it
     appropriate to remand  this  proceeding  to  the  Administrator  for  such
     further processing as deemed  necessary,  which  may  include  a  physical
     inspection of the areas in question.


     THEREFORE, in accordance  with  the  applicable  provisions  of  the  Rent
     Stabilization Law and Code, the Rent and Eviction Regulations for the City 
     of New York, it is

     ORDERED, that this petition be, and the same  hereby  is  granted  to  the
     extent of remanding this proceeding to the Rent Administrator for  further
     processing in accordance with this order and opinion.

     ISSUED:






                                                                   
                                          JOSEPH A. D'AGOSTA
                                      Acting Deputy Commissioner




                                                   
    

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