ADM. REVIEW DOCKET NO.: GE 110127 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.:              
                                                 GE 110127 RO                
                                  
                                              :  
                                                 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 FJ 110110 OR
                                             
              STEPHEN GOLLER                                    

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On May 8, 1992, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on April 29, 
          1992, by the Rent Administrator, concerning the housing 
          accommodation known as Apartment B3, 37-05 88th Street, Jackson 
          Heights, New York, wherein the Administrator denied the owner's 
          rent restoration application because an inspection revealed that 
          not all services had been restored.

               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.  

               The record indicates that the owner filed an application to 
          restore rent on October 23, 1991 alleging that all services for 
          which the rent had been reduced in an order issued on June 13, 1991 
          (Docket NO. FB 110139-S) had been restored.  Specifically, the 
          owner asserted that the tenant was not home for extermination 
          services on March 19, 1991, April 16, 1991, May 21, 1991, and June 
          18, 1991 and that the apartment was served by the exterminator on 
          July 16, 1991 and August 20, 1991.  The owner also claimed that the 
          bedroom switch had been repaired, the bathroom ceiling was painted 
          and plastered, the bedroom door was refit, and new replacement 
          windows had been installed.















          ADM. REVIEW DOCKET NO.: GE 110127 RO

               The application was served on the tenant on November 6, 1991 
          but no response was received.

               A physical inspection of the apartment on March 31, 1992 
          revealed evidence of roaches and rodents in the kitchen and an ill- 
          fitting bedroom door.  All other repairs were found to have been 
          completed.

               Based on this inspection, the owner's application was denied.

               In the petition for administrative review, the owner asserts 
          that while the restoration application proceeding was pending, a 
          simultaneous noncompliance proceeding was closed on April 28, 1992 
          on the ground that the tenant had stated that the owner had been 
          providing extermination services on a regular monthly basis but 
          that sometimes the tenant chose not to provide access.  With regard 
          to the bedroom door, the owner alleges that it was repaired and 
          that if it broke again, it is a new and different condition than 
          what was described in the original complaint.

               The tenant did not answer the petition.

               After careful consideration of the evidence of record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the owner's rent restoration application should be granted.

               In the related noncompliance proceeding, the tenant advised 
          the Division on March 2, 1992 that all repairs for which the rent 
          had been reduced in Docket FB 110139 S had been completed except 
          for the evidence of roaches and rodents in the kitchen.  Further 
          communication with the tenant resulted in a statement by the tenant 
          that although monthly extermination services are provided, the 
          tenant chooses not to stay home and asserts that the service should 
          be offered on weekends.  Based on these statements which are 
          consistent with the owner's statements in the application that the 
          tenant was not home when the exterminator came, the Commissioner 
          finds that the owner has fulfilled its obligation to provide 
          regular exterminator service and the evidence of roaches and 
          rodents revealed in the inspection cannot be attributable to the 
          owner's failure to maintain required services. 

               Similarly, since the tenant advised in the same March 2, 1992 
          letter to the Division that the bedroom door had been repaired, the 
          defect detected by the inspector a few weeks later must be a new 
          condition and should not bar granting the owner's application.  The 
          tenant may file a new complaint citing this condition. 




               It is also noted that the tenant did not oppose either the 
          rent restoration application or the petition.






          ADM. REVIEW DOCKET NO.: GE 110127 RO


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

               ORDERED, that the petition be and the same hereby is granted, 
          the Administrator's order be and the same hereby is revoked, and 
          the owner's rent restoration application be and the same hereby is 
          granted, effective December 1, 1991.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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