GF430073RO

                                  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


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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:  GF430073RO
                                                  
          BIG POND REALTY CORP                    RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FJ430091OR
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                       AND REVOKING RENT ADMINISTRATOR'S ORDER

               On June 15, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 8, 1992. The order concerned various 
          housing accommodations located at 1 Convent Avenue, New York, N.Y.  
          The Administrator denied the owner's rent restoration application.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               This proceeding was commenced on October 11, 1991 when the 
          owner filed a rent restoration application and stated that it had 
          repaired the defective vestibule door lock for which a rent 
          reduction was ordered in Docket No. DJ530109B.

               The tenants were served with copies of the application and 
          afforded an opportunity to respond. One tenant filed a response on 
          November 18, 1991 and stated that the owner had restored services.

               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on March 18, 1992 and 
          revealed that the vestibule door lock is defective and not 
          operating at the time of inspection.

               The Administrator issued the order here under review on May 8, 
          1992 and denied the application based on the inspector's report.

               On appeal the owner states that the vestibule door lock has 
          been consistently repaired and that the reason it is continually 
          broken relates to acts of vandalism carried out by the tenants.  
          The owner submits a list of repairs done to the lock with dates, 












          GF430073RO

          amounts expended and the company who did the work.  The owner also 
          stated that the outer door to the building is now locked and the 
          vestibule door is not due to the fact that locking the outer door 
          provides better tenant security and reduces vandalism.  The owner 
          argues that the inspector looked at the vestibule door and failed 
          to take into account the improvement to the entrance door described 
          above.  Copies of the paid bills are also attached to the petition.  
          The petition was served on the tenants on June 22, 1992.  One 
          tenant filed a response and stated that the vestibule door was 
          still broken.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be revoked.

               The Commissioner notes that the owner's argument regarding the 
          upgrading of the entrance door was also addressed to the 
          Administrator in a request for reconsideration dated January 14, 
          1993.  The owner stated that the order should be reconsidered based 
          on irregularity in a vital matter in that the inspector issued the 
          report on the wrong door.  The Commissioner, in attempting to 
          resolve the question of whether the owner has in fact upgraded the 
          entrance door to the level that would warrant rent restoration, 
          ordered an inspection of the building.  The inspector was 
          instructed to determine if the building entrance door is locked and 
          if the lock is secure.  The inspection was conducted on March 3, 
          1993 and revealed that the entrance door was indeed locked with a 
          secure lock.

               Based on the results of this inspection the Commissioner is of 
          the opinion that the owner is entitled to rent restoration and that 
          the instant application must be granted.  Accordingly, the order 
          here under review is revoked and rent restoration is ordered 
          effective December 1, 1991, the first rent payment date following 
          service of the application on the tenants.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, revoked.  Any tenant who owes arrears based on the 
          Commissioner's decision herein may pay off said arrears in twenty 
          four (24) equal monthly installments.

          ISSUED:

                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner