Adm. Rev. Docket Number: FF 110079-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

        ------------------------------------X 
        IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
        APPEAL OF                              DOCKET NO.: FF 110079 RO 
                                              
             SHEFA REALTY CORP.,               DRO DOCKET NOS.: EL 110093-OR/
                                                                ED 120330-S
                              PETITIONER      
                                                SUBJECT PREMISES:        
                                                110-21 73 Rd., Apt. No. 3M,
        ------------------------------------X   Forest Hills, N.Y. 11375
          
          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                    IN PART AND MODIFYING ADMINISTRATOR'S ORDER

        On June  7,  1991,  the  above-named  owner  filed  a  petition  for
        administrative review of an order issued on May 28, 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
        issue raised by the petition.

        On December 11, 1990, the owner commenced this proceeding by  filing
        an application to restore rent based on the restoration of services. 

        In its answer filed on January  29,  1991,  the  tenant  denied  the
        allegations set  forth  in  the  owner's  application  or  otherwise
        asserted that repairs had not been made or completed to the tenant's 
        satisfaction.

        Thereafter on February  26,  1991,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector who  confirmed  that
        though certain services were found to be maintained, there is  still
        evidence that the master bathroom walls and ceilings and  the  other
        bathroom walls and ceilings had been "repaired in  an  unworkmanlike
        manner."  

        Based on said inspection, the Administrator partially  restored  the
        legal rent on May 28, 1991  in  the  amount  of  $18.00  per  month,
        effective June 1, 1991, because there is "no evidence of cracks  and
        water stains on kitchen ceiling... no  evidence  of  cracks  on  den
        walls... no evidence of peeling  paint  and  plaster  on  walls  and
        ceiling of closet and master bedroom."   The  Administrator  advised
        the owner "to refile for the remaining $16.00 when all services  are
        fully restored," i.e.  including  bathroom  walls  and  ceiling  and
        master bathroom walls and  ceiling  "repaired  in  an  unworkmanlike
        manner." 
        In this petition, the owner states in substance  that  repairs  have
        been performed prior to the issuance of the  Administrator's  order,
        i.e. on April 26, 1991.

        In  reply  to  the  owner's  petition,  the  tenant   alleges   that







        Adm. Rev. Docket Number: FF 110079-RO
        "(r)epeated efforts were made to complete the necessary work, but it 
        was not until April 26, 1991 that it was finally achieved."

        The owner's petition is clear  that  repairs  were  made  after  the
        inspection and prior to the issuance of  the  order  appealed  from.
        Both the tenant and the owner agree that all services (including, 
        but not limited to, defective master bathroom walls and ceiling  and
        other defective bathroom walls and ceilings) have been  restored  as
        of April 26, 1991.

        Because Section 2202.2 of the Rent and Eviction Regulations provides 
        that "(n)o order increasing or decreasing a maximum rent  previously
        established pursuant to these regulations shall be  effective  prior
        to the date on which the order is issued..."  rent  restoration  for
        all services dealt with by this order issued  on  May  28,  1991  is
        effective June 1, 1991, as the Administrator has  correctly  pointed
        out.

        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 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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