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.:FC510251RO     
                                              
Gertrude Bauer,                          RENT ADMINISTRATOR'S
                                         DOCKET NO.:EE510092OR     
                                             
                                         SUBJECT PREMISES:
                                            25-31 Post Avenue
                                            Apt. 5E
                                            New York, NY    
                      PETITIONER     
-----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on February 27, 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 owner commenced this proceeding on May 11, 1990 by filing an  
            application to restore rent based on the restoration of services.
            The owner submitted a copy of a work order dated May 12, 1990 
            allegedly signed by the tenant, acknowledging completion of repairs.

            In an answer with an affidavit of translation, the tenant stated 
            that she does not understand English; that she signed papers brought 
            by the owner without knowing that it involved a rent reduction; and 
            that the defective conditions, which may be the subject matter of 
            those papers she signed, are not yet corrected.

            On January 8, 1991, a physical inspection of the subject apartment 
            was conducted by a DHCR staff member who confirmed that the 
            panelling in the hall was installed in an unworkmanlike manner and 
            that there was vermin infestation throughout the apartment.

            By an order dated February 27, 1991, the Administrator denied the 
            owner's application.

            In this petition, the owner contends in substance that the tenant 
            FC510251RO

            knew that work was done when she signed acknowledging completion of 
            repairs.

            In answer, the tenant denied the allegations and otherwise asserted 






            the continued existence of defective conditions.

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

            The owner's petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the January 8, 
            1991 inspection which confirmed the continued existence of defective 
            conditions, warranting a denial of the owner's application.

            The status of other rent restoration applications by the owner is as 
            follows: FD510101OR denied on October 24, 1991 and FK510095OR denied 
            on January 25, 1994.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, 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.



            ISSUED:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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