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.HF610003RT

          Onelia Sanchez                  :  DISTRICT RENT OFFICE
                                             DOCKET NO.EG610363R
                                            
                                             TENANT:1944 Unionport            
                                             Associates
                            PETITIONER    : 
      ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


      On February 1, 1993, the above-named petitioner-tenant filed a Petition 
      for Administrative Review against an order issued on January 15, 1993   
      by the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York,  
      concerning the housing accommodations known as 1944 Unionport Road,   
      Apartment N62, Bronx, N.Y, wherein the Administrator terminated the 
      proceeding.

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

      This proceeding was commenced on June 3, 1990 when the tenant filed a 
      complaint of rent overcharge.

      In response to the complaint the owner stated that the rent being 
      collected was reflective of lawful guidelines increases and individual 
      improvements made in 1989 when the apartment was vacant.  The owner 
      submitted leases and annual registrations as well as an itemized 
      contract, cancelled checks and a contractor's affidavit to substantiate 
      the claimed improvements.  The owner also submitted evidence of a rent 
      reduction and refund which was credited to the tenant's account.

      Because the tenant asserted that no apartment improvements had been 
      made, a physical inspection of the subject premises was conducted by an 
      employee of the DHCR.  The inspection report confirmed the presence of 
      the alleged improvements but the inspector stated that the age of the 
      claimed improvements could not be determined.

      In the order issued on January 15, 1993, the Administrator determined 
      that there was no overcharge and terminated the proceeding.

      In her appeal, the tenant contends that there has not been any new 
      equipment installed in the subject apartment since her tenancy and that 
      the apartment is in need of repairs.









      HF610003RT
      HF610003RT


      The Commissioner is of the opinion that this petition should be denied.

      The record shows that the owner submitted valid documentation in 
      substantiation of the installation and costs of new equipment and other 
      improvements whose presence was confirmed by a physical inspection.  It 
      is noted that the improvements were made during a vacancy period prior 
      to the tenant's occupancy which is permitted.  The Commissioner notes 
      that the tenant has filed a service complaint as advised in the 
      Administrator's order.
       
      Based upon all of the evidence, the Commissioner finds that the 
      Administrator correctly terminated the proceeding.

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

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




      ISSUED:



                                                                    
                                      JOSEPH A. D'AGOSTA
                                      Deputy Commissioner
    

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