Docket No. DJ 710385-RO

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

          APPEAL OF                               DOCKET NO.:DJ 710385-RO 

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: DE 710002-OR
                                                  Premises: 600 Shore Road,  
                                                            Apt. 6K, Long    
                                                            Beach, NY
          Marilyn Topper for Jacob Teitelbaum


              The Administrator issued an order, under Docket Number NLB 
          865464-B finding various reductions in service at the premises 
          described above.  These reductions in service included the door 
          bell not being loud enough  and the air conditioners in the living 
          room and bedroom not supplying enough cold air.  As a result of 
          these findings, the Administrator ordered a reduction in the rent 
          and a restoration of services.

              The owner then filed an application to restore rent.  Said 
          application assigned the above-captioned Docket Number.  In its 
          application, the owner contended that the reductions in service had 
          been restored.

              The tenant responded to the owner's application, alleging that 
          the air conditioners and the door bell still malfunctioned.

              A DHCR inspection was conducted of the subject premises.  The 
          inspector found that the doorbell was loud enough to be heard and 
          that the living room air conditioner was sufficiently cool, but 
          that the bedroom air conditioner was not functioning properly.

              On the basis of the inspector's report, the Administrator 
          denied the owner's request for a rent restoration.

              In its petition for administrative review, the owner contends, 
          that all repairs were made.  The owner further contends that it had 

          Docket No. DJ 710385-RO

          requested notification of the DHCR inspection.  

              The Commissioner is of the opinion that this petition should be 

              The Administrator notes that some of the reductions in service 
          cited in NLB 865464-B have been restored by the owner.  However, 
          according to DHCR policy and procedure for stabilized apartments, 
          a restoration of rent is not warranted until all such services are 
          restored.  Moreover, in general owner does not have to be notified 
          of an DHCR inspection (Empress Manor V DHCR, 538 N.Y.S. 2nd 49).
              This order is issued without prejudice to the owner's filing an  
          Application for Rent Restoration, if the facts so warrant.
              THEREFORE, in accordance with the provisions of the Tenant 
          Protection Regulations, it is

              ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied, and, that the order of the Rent 
          Administrator be and the same hereby is, affirmed.


                                             Joseph A. D'Agosta
                                             Acting Deputy Commissioner

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