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
          IN THE MATTER OF THE ADMINISTRATIVE 
          APPEAL OF                               ADMINISTRATIVE REVIEW
                                                  DOCKET NOS: FE120519RT
                    Rose Saponaro                 D.R.O. DOCKET NO:
                                                  EE120004BT (DK126506BR)

                                   PETITIONERS
          --------------------------------------x
           
          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  IN
          PART

          On May 24, 1991 the above-named petitioner-tenant timely  refiled
          a Petition for Administrative Review against an order  issued  on
          March 15, 1991 by the Director of the  Maximum  Base  Rent  (MBR)
          Unit, 92-31 Union Hall Street,  Jamaica,  NY  concerning  housing
          accommodations  known  as  45-12  50th  Avenue,   Woodside,   NY,
          Apartment 1L.

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

          On March 15, 1991, the Director issued the order appealed herein, 
          determining that the  owner  had  met  the  prescribed  violation
          certification requirements for MBR increases effective January 1, 
          1990 and affirming the MBR Order issued on April 17,  1990  under
          Docket No. DK126506BR.

          In this petition, the tenant contends that 1990-91 MBR  increases
          should be revoked  because  the  owner  has  not  restored  those
          services which were the subject  of  two  rent  reduction  orders
          issued by the DHCR for the subject apartment/building; the tenant 
          subsequently filed two other service decrease complaints with the 
          DHCR; the tenant has filed several service complaints against the 
          owner with the New York City Department of  Housing  Preservation
          and Development (HPD); the owner was ordered to pay a penalty  as
          a result of a Housing Court proceeding concerning the service  of
          heat and hot water; and the owner  failed  to  make  repairs  and
          produce a copy of the  1989  Master  Building  Rent  Schedule  as
          directed during a non-payment proceeding in Housing Court.


          Docket No. FE120519RT         - 2 -

          In  response,  the  owner  asserts,  in   substance,   that   the
          law/regulations have been fully complied with. 

          The Commissioner is of the opinion that this petition  should  be






          granted in part.

          DHCR policy provides that  a  rent  reduction  order  issued  for
          failure to maintain services will bar the collectibility  of  any
          subsequent increase in the Maximum Collectible Rent  (MCR)  after
          the effective date of the  rent  reduction  order  until  a  rent
          restoration order has been issued.  

          In this case,  the  record  indicates  that  the  owner  met  all
          requirements, including violation removal requirements  in  order
          to be eligible for 1990-91 MBR  increases  effective  January  1,
          1990.  The record further reveals that two rent reduction  orders
          have been issued for the owner's failure to maintain services  at
          the  subject  premises  under  Docket  Nos.  CL-110439-S,  issued
          December 26, 1989, and DA-130020-B, issued  March  7,  1990.    A
          review of the DHCR's records indicates that no  rent  restoration
          order has been issued for either  of  the  above  mentioned  rent
          reduction  orders.   Accordingly,  the  owner  is   barred   from
          collecting any MCR increases granted subsequent to  December  26,
          1989 (the effective date of the earlier  reduction  order)  until
          the rents have been restored.

          Based thereon, the Commissioner finds that the  owner  is  barred
          from collecting 1990-91 MBR increases which were granted on April 
          17, 1990 under Docket No. DK126506BR and affirmed  in  the  order
          appealed  herein,  effective  January   1,   1990,   until   rent
          restoration orders are issued for both  of  the  above  mentioned
          rent reduction orders.

          Therefore, in accordance with the Rent and Eviction  Regulations,
          it is 

          ORDERED, that this petition be, and the same hereby  is,  granted
          in part, and the Director's order be, and  the  same  hereby  is,
          modified and it is further

          ORDERED, that the owner shall pay to the tenant, any excess rent, 
          if any, arising as a result of this order within thirty (30) days 
          from the date of issuance hereof. 


          ISSUED:


                                                                
                                   Elliot Sander
                                   Deputy Commissioner
                                          























    

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