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   ADMINISTRATIVE REVIEW
          IN THE MATTER OF THE ADMINISTRATIVE     DOCKET NO.:  EG130366RO
          APPEAL OF
                   JOHN SISMANOGLOU, 

                                                  RENT ADMINISTRATOR'S
                               PETITIONER         DOCKET NO:  BH110147OM 
          ------------------------------------X

                  ORDER AND OPINION REMANDING PROCEEDING ON APPEAL

          The above named petitioner-owner timely refiled a petition for 
          Administrative Review (PAR) against an order issued on May 17, 1990 
          by the Rent Administrator (Gertz Plaza) concerning the housing 
          Accommodations known as 45-50 48th Street, Woodside, New York, 
          Various Apartment.

          The owner initiated this proceeding on August 24, 1987 by filing an 
          application for a major capital improvement (MCI) rent increase 
          predicated on various improvements (Boiler/burner, intercom sustem, 
          windows, pointing/waterproofing, adequate plumbing, front aluminum 
          doors, roof and reline elevator cab) performed at the subject 
          premises at a total claimed cost of $123,975.50  Said application 
          was denied on grounds that there is a rent reduction order in 
          effect under Docket No. BL130096B issued on July 14, 1988.

          In this petition for Administrative Review, the owner requests a 
          reversal of the Rent Administrator's order and contends, in 
          substance, that on December 16, 1987, the tenant in apartment 2E, 
          Elizabeth Curran (one tenant out of 35 tenants) filed an 
          application with the Division for a rent reduction, complaining 
          about some repairs which was necessary in her apartment that as 
          soon as he became aware of the complaint all of the problems in 
          said apartment were taken care of; that on July 14, 1988, the 
          Division issued a rent reduction order under Docket No. BL130096B 
          reducing the rents of all rent controlled tenants by $700 per month 
          on the finding that the public areas need a thorough cleaning and 
          that there is evidence of roach and rodent infestation; that as 
          soon as he reccived the rent reduction order, he visited the 
          Division's office and was advised by a Counselor to file a PAR but 
          was never told to file a rent restoration application; that he also 
          had the premises exterminated thoroughby and the hallways cleaned 
          meticulously, and that a minor complaint such as dirty hallways 
          strould not affect the rent increase.














          ADMIN.  REVIEW DOCKET NO.  EG130366RO

          After a careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that this proceeding should be 
          remanded to the Rent Administrator for further consideration as 
          provided hereinbelow.

          The commissioner notes that the Division's records disclose the on 
          November 17, 1993, the Commissioner issued and order under Docket 
          No. CH130082RO revoking the rent reduction order issued under 
          Docket No. BL130096B upon a finding that the tenant's complaint 
          mentioned only the elevator, the incinerator room, and the rear 
          yard and it was only these items that the owner was put on noteice 
          of the need to correct and that the inspector's report of dirty 
          public areas and infestation was beyond the scope of the complaint 
          and cannot support a rent reduction.  As such, the Rent 
          Administrator should not have issued the rent reduction order.

          Accordingly, the Commissioner deems it appropriate to remand this 
          proceeding to the Rent Administrator for such further processing as 
          may be necessary to determine the owner's application on its 
          merits.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Rent and Eviction Regulations for New York City, 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.  
          The order and determination of the Administrator remains in full 
          force and effect until a mew prder os ossied pm remand.          

          ISSUED:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

































































    

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