Docket Number: FF 420219-RO
                                  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


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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.:  FF  420219-RO

            
                                                 DISTRICT RENT ADMINISTRATOR'S
             ROXAN MANAGEMENT CORP.,             DOCKET NOS.: EI 420179-OR/ 
                                                              BE 440395-S

                                                 SUBJECT PREMISES:
                                                 444 Central Park West, Apt. No. 5E
                                  PETITIONER     New York, NY 10025
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             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                          AND MODIFYING ADMINISTRATOR'S ORDER


          On June 21, 1991, the above-named owner filed a timely petition for 
          administrative  review  of  an  order  issued  on  June  17,  1991,
          concerning t e  housing  accommodations  relating  to  the   above-
          described docket number.  

          This administrative appeal is  being  determined  pursuant  to  the
          provisions of 2202.16 of the Rent & Eviction Regulations.

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

          The owner commenced this proceeding on September 21, 1990 by filing 
          an application to restore rent based on the restoration of services 
          and the tenant's consent to same.

          Together with its application,  the  owner  submitted  work  orders
          signed by the tenant.

          Thereafter on February 11, 1991, and  May  15,  1991,  the  subject
          apartment was inspected by D.H.C.R.  which  confirmed  that  though
          other services had been restored, on  the  "nine  windows  recently
          painted", the "paint (is) not sticking and flaking due to  rust  of
          metal casement windows"; that the master  bedroom  "has  a  missing
          window," and a "glass stuck to frame covers half of window...."

          Based on said inspection, the  Administrator  granted  the  owner's
          application partially, restoring the legal regulated  rent  in  the
          amount of 10% of the maximum legal rent plus $2.00 per month 


          effective July 1, 1991.  The owner was advised to  refile  for  the
          remaining $12.00 when the remaining decreased services as set forth 
          above are restored.






          Docket Number: FF 420219-RO


          In this petition, the owner contends in substance that it  provided
          in the proceeding below and prior to issuance  of  the  Administra-
          tor's order work orders indicating job completion to  the  tenant's
          satisfaction, and that said work  orders  were  so  signed  by  the
          tenant.

          After careful consideration, the Commissioner  is  of  the  opinion
          that this petition should be denied and the  Administrator's  order
          modified.

          From the inspection report confirming the  existence  of  defective
          conditions, the Administrator  properly  determined  a  finding  of
          decreased services, warranting rent  reduction.   Accordingly,  the
          owner's petition is denied.

          However, the owner alleged that prior to  the  inspection  and  the
          issuance  of  the  Administrator's  order,  the  tenant  signed  an
          acknowledgement  that  the  defective  conditions  were   allegedly
          repaired.

          This assertion with its supporting documentation was raised at  the
          owner's application in the proceeding below, and the  Administrator
          thus erred in failing to consider this matter prior  to  inspection
          and issuance of the order appealed from.   Accordingly,  the  order
          appealed from is modified to have the effective date  of  the  rent
          reduction on the first rent payment date of  the  month  after  the
          date of issuance of the Administrator's order.

          This Order and Opinion is issued without  prejudice  to  the  owner
          filing another  application  for  rent  restoration  based  on  the
          restoration of services, if the facts so warrant.

          THEREFORE, in accordance with the Rent & Eviction Regulations, 
          it is

          ORDERED, that this petition be, and the  same  hereby  is,  denied,
          and that the District Rent Administrator's order be, and  the  same
          hereby is, modified in accordance with this Order and Opinion.

          ISSUED:




                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner


    

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