STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                             DOCKET NO.: GG530168RT 
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: FJ510173OR       
            Maritza Caraballo/Various,       
                                                PREMISES: 460 Audubon Ave.   
                                                          New York, NY


               The above-named tenants filed a timely petition for 
          administrative review of an order issued on June 30, 1992 
          concerning the housing accommodations relating to the above- 
          described docket number.

               The issue in this appeal is whether the Administrator's order 
          was warranted.

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

               This proceeding was commenced on September 24, 1991 by the 
          owner who filed an application to restore rent based on the 
          maintenance of services for which a rent reduction order was issued 
          on September 11, 1991 under Docket Number FD530033B.  The owner 
          affirmed that the new lock and gate latches had been installed, and 
          that the newly repaired roof had no more leaks.

               On November 19, 1991, the Division mailed the tenant a copy of 
          the owner's application.

               Nine (9) tenants answered the owner's application, denying the 
          owner's allegations in the application.

               On May 27, 1992, an inspection of the subject building was 
          conducted by a Division staff member who reported that there is no 
          evidence of leaks on the ceiling and walls of the top floor, that 
          there is no evidence of missing lock on the building entrance door, 


          that the court yard has a lock and secure steel gate, and that the 
          bell and buzzer system are located at this gate.

               Based on this inspection, the Administrator granted the 
          owner's application and restored the stabilized rent to the level 
          in effect prior to the rent reduction.

               In the petition for administrative review, the tenants contend 
          in substance that the "building entrance door is still defective."

               On July 30, 1992, the Division mailed a copy of the tenants' 
          petition to the owner.  

               After careful consideration, the Commissioner is of the 
          opinion that the tenants' petition should be denied.

               The Administrator's order was based upon a staff inspector's 
          report which found on May 27, 1992 maintained services in the 
          building.  The determination was in all respects proper and is 
          hereby sustained.

               The tenants' claim in the proceeding below and in the petition 
          that services still need to be restored failed to rebut the May 27, 
          1992 on-site inspection.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, it is,

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Administrator's order be, and the same hereby 
          is, affirmed.


                                                   Joseph A. D'Agosta        
                                                   Deputy Commissioner       


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