HH410180RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: HH410180RO

                    Rochelle Gutman,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: GF410077OR
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                 REVOKING ADMINISTRATOR'S ORDER AND REMANDING TO THE
                          ADMINISTRATOR FOR REDETERMINATION

          On August 31, 1993, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on July 29, 
          1993 by the Rent Administrator, concerning the housing 
          accommodation known as 205 West 95th Street, Apt. 3H, New York, 
          New York, wherein the Administrator determined that the alarm 
          system was not operational and denied the owner's application to 
          restore rent.

          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.

          This proceeding was commenced by the filing by the owner of an 
          application to restore rent on May 22, 1992.  Petitioner alleged to 
          the Administrator that all services for which a rent reduction 
          order was issued under Docket No. DD410286S had been restored, 
          specifically that the alarm system had been rebuilt on July 15, 
          1990.  Included on the application form was the tenant's statement 
          of consent dated and signed on May 18, 1992.  On May 19, 1993, the 
          tenant withdrew her consent stating that the consent was signed 
          under the duress of an eviction proceeding.

          An inspection conducted by a DHCR staff inspector on July 15, 1993 
          revealed that the alarm system is inoperative, that no magnetic 
          tape is installed.


          In response to the owner's PAR, the tenant advised that the alarm 
          company installed magnets, not foil, on the windows on July 15, 












          HH410180RO

          1990, but that the magnets never worked.  The owner responded that 
          the system needs a battery and submitted an affidavit of the super 
          that the tenant refused access to replace the battery.  On PAR the 
          owner submitted a statement of her contractor that the system in 
          the subject apartment uses electronic glass break sensors which, 
          the contractor says, were installed at the request of the tenant.

          The Commissioner is of the opinion that the petition should be 
          granted to the extent of remanding the proceeding to the 
          Administrator for redetermination and re-inspection.

          Evidence submitted below by the owner and confirmed by the tenant 
          indicates that the alarm system does not operate by the use of 
          magnetic tape.  It is apparent from the inspection report that the 
          inspector, in identifying the defect as lack of foil tape, was not 
          aware of this.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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 and the proceeding remanded to the Rent Administrator for 
          a redetermination of the issue therein in accordance with this 
          Order and Opinion.
           
                 


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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