FJ 110143 RO
                                    STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433



          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                                                          FJ 110143-RO
                                                  RENT ADMINISTRATOR'S      
                GRENADIER REALTY CORP.,           DOCKET NO.: 
                                                  FD 110032-OR
                                                  PREMISES:                
                                                                                     247-13 76th Ave.  
                                   PETITIONER     Apt. 14D7-2, Bellerose, NY
          ----------------------------------x                                

                          
                                                            
            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                      AND REMANDING PROCEEDING TO ADMINISTRATOR


          On October 1, 1991 the above-named owner filed a timely petition 
          for administrative review of an order issued on September 24, 1991 
          concerning the housing accommodations relating to the above- 
          described docket number.

          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 above-named owner commenced this proceeding on April 4, 1991 by 
          filing an application to restore rent in which it was alleged that 
          the services (defective oven broiler door) for which the rent had 
          been reduced in Docket No. EA 110060-S had been restored.  The 
          owner included with the application a copy of a letter from the 
          Division's Compliance Unit stating that the tenant had advised that 
          the owner had complied with the directives in the rent reduction 
          order and that the owner should file a rent restoration applica- 
          tion.

          In an answer filed on May 6, 1991, the tenant denied that she had 
          advised the Compliance Unit that the stove repair had been 
          completed.  She explained that the replacement stove provided by 
          the owner had a gas leak and therefore did not qualify as a 
          workmanlike repair.















          FJ 110143 RO



          Thereafter, a physical inspection of the subject apartment was 
          conducted on September 11, 1991 by a DHCR staff member who reported 
          that the oven door handle is loose and the "front top burner left 
          side smells of gas (hazardous)."

          Based only on the inspector's finding of a loose oven door handle, 
          the Administrator denied the owner's application.

          In this petition, the owner contends in substance that the tenant 
          never complained of the oven door handle, which could easily have 
          been repaired if the tenant informed the owner's "Maintenance 
          Department"; and that all necessary repairs were already made.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted and the proceeding should be 
          remanded to the Administrator for further consideration.

          The record reveals that the owner filed the rent restoration 
          application after the Division suggested that it do so based on the 
          tenant's acknowledgement that the owner had complied with the 
          directive in the rent reduction order to restore services.  The 
          tenant's subsequent repudiation that repairs were done was not 
          served on the owner.  It is clear from that statement, however, 
          that the owner had installed a replacement stove.  It is also evi- 
          dent that the "oven broiler door does not open or close properly".
          Cited in the rent reduction order is an entirely different condi- 
          tion than the "oven door handle is loose" cited in the order 
          appealed herein and most likely refers to a different stove.  It 
          does not appear, however, that the owner had any notice that the 
          replacement stove was defective.  It was error, therefore, to deny 
          the owner's rent restoration application based on an inspection 
          that revealed a broken oven door handle when neither the tenant nor 
          the Administrator informed this repair was required.

          Accordingly, the Commissioner finds that the owner's rent restora- 
          tion should not have been denied without affording the owner notice 
          of the defect and an opportunity to cure it.  The owner is now on 
          notice and has been since the Administrator's order was issued that 
          the replacement stove has a broken handle.  On remand, this 
          appliance should be reinspected and if free of defects, the rent 
          should be restored effective May 1, 1991, the first of the month 
          following service of the owner's application on the tenant.


          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is,










          FJ 110143 RO


          ORDERED, that this petition be, and the same hereby is, granted to 
          the extent of remanding this proceeding to the Administrator for 
          further consideration in accordance with this Order and Opinion.


          ISSUED:




                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner






    

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