DE110199RO

                                  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.: DE110199RO  
                          
                  RICHARD ALBERT                                             
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: CL110137OR  
                                     PETITIONER
          -------------------------------------x

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 18, 1989, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on May 2, 1989, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 93-43 222nd Street, Apt.#1G, Queens Village, N.Y., wherein 
          the Administrator denied the owner's rent restoration application.

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

          A review of the record reveals that the owner filed an application 
          to restore rent on October 27, 1988 claiming that all services for 
          which a rent reduction order was issued on November 21, 1988 under 
          Docket No. BL110743S have been restored.  The rent had been reduced 
          for:

                    1.   Hot and cold faucets in kitchen leak.

                    2.   Living room wall and ceiling are peeling paint and 
                         plaster.

                    3.   No screen in bedroom.

                    4.   Defective screens in living room, kitchen, and 
                         bathroom.  In addition, the frames are rotted and 
                         peeling paint and plaster.

                    5.   Broken pane in left living room window.

                    6.   Living room right window has a defective latch, is 
                         difficult to open and close.















          DE110199RO

          The application was sent to the tenant on January 9, 1989.  The 
          tenant filed an answer opposing the application on the ground that 
          the owner had not made complete and effective repairs.

          A physical inspection of the subject apartment on April 11, 1989 
          revealed that the kitchen faucets, living room wall and ceiling, 
          and window frames had been repaired but the screens had not been 
          restored and the living room windows had not been fixed.

          Based on this inspection, the owner's rent restoration application 
          was denied.

          In the petition for administrative review, the owner asserts that 
          the tenant does not allow access for making repairs and that the 
          rent reduction order was defective.

          The tenant filed an answer urging denial of the petition.

          After careful consideration, the Commissioner is of the opinion 
          that the owner's petition should be granted.

          The Divisions's records reveal that the Commissioner granted in 
          part the owner's petition for administrative review (Docket No. 
          EI210258RO) of the rent reduction order (Docket No. DD210465S) 
          which the owner sought to have restored in this restoration 
          proceeding.  In granting in part the owner's petition, the 
          Commissioner revoked that portion of the rent reduction order which 
          directed the owner to repair the living room windows and to restore 
          screens.  Since these conditions are no longer the basis for the 
          rent reduction and are also the conditions which were found in the 
          restoration proceeding to have not been corrected, the owner's 
          restoration application should be granted, and the rent restored 
          effective February 1, 1989 to the level in effect prior to the rent 
          reduction plus all subsequent lawful increase.

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

          ORDERED, that this petition be, and the same hereby is, granted, 
          and the rent restored in accordance with this order and opinion.

          ISSUED:


                                                                            
                                                    JOSEPH A. D'AGOSTA
                                                    DEPUTY COMMISSIONER

    

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