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

          APPEAL OF                           :  DOCKET NO.: EK-110090-RO    
                                              :  DRO DOCKET NO.:
                                              :  EC-110077-OR                
               JAIME ASSOCIATES,              :                              
                                              :  TENANT: JAMES/MILDRED RAGO 
                              PETITIONER      : 


               On November 9, 1990, the above-named petitioner-owner filed 
          Petition for Administrative Review of an order issued on October 
          30, 1990 by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, NY, concerning the housing accommodation known as 102-30 
          Queens Boulevard, Apt. 2N, Forest Hills, NY wherein the 
          Administrator denied the owner's application for a rent 

               The issue in this appeal is whether the Administrator's order 
          was warranted.

               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.

               This proceeding was commenced on March 5, 1990 upon the 
          owner's filing of an application to restore rent, claiming that a 
          defective condition--water leaks in the refrigerator interior 
          emanating from the plug at the bottom of the freezer compartment or 
          from the coils at the top of the fresh food compartment--for which 
          an order of rent reduction was issued on February 5, 1990 (docket 
          no. DH-110518-S) had been properly restored.  In support thereof, 
          the owner submitted a work order dated February 12, 1990 wherein 
          the owner's repair person stated that he added freon to the unit, 
          cleaned dirt from the compressor and inspected the unit without 
          finding any visible leaks.  

          DOCKET NO. EK-110090-RO

               On April 27, 1990, the tenants interposed an answer stating 
          that the refrigerator worked for one week and then began to leak 
          again after the owner's repairs.

               On October 5, 1990, a Division staff inspector visited the 
          apartment to investigate the parties' claims.  The inspector 
          reported that he saw evidence of water dripping down from the coils 
          at the top of the fresh food compartment inside the refrigerator.

               On October 30, 1990, the Administrator issued the order 
          hereunder review, denying the owner's application based on the 
          results of the October 5, 1990 inspection report.

               In the petition for administrative review, the owner seeks 
          reversal of the order and states that it had not been informed of 
          the recurrence of the problem until its receipt of the 
          Administrator's order.  The owner further submits another work 
          order dated November 7, 1990 with an accompanying invoice, both of 
          which show that repairs to the tenants' refrigerator again were 

               The tenants did not file an answer to the petition.

               The Commissioner is of the opinion that the petition should be 

               The October 5, 1990 inspection report stated that there was 
          evidence of water dripping from the coils in the interior of the 
          tenants' refrigerator despite the assertions in the owner's rent 
          restoration application.  Therefore, the Commissioner finds that 
          Administrator properly determined that the owner had failed to 
          properly repair the  condition in question and correctly denied the 

               The November 7, 1990 work order concerns claimed repair work 
          made subsequent to the issuance of the order appealed from and, 
          while it may be included in support of another rent restoration 
          application, such evidence is not relevant to the instant appeal 
          proceeding.  The Division's records show that another rent 
          restoration application was filed by the owner and it is currently 
          pending (docket no. FK-110083-OR). 

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


          DOCKET NO. EK-110090-RO

               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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