HK410050RO
                                  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.:
                                                       HK410050RO
                MARBROSE REALTY INC.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          GC410262OR
          ----------------------------------x     



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          On November 17, 1993, the above-named petitioner-owner filed a 
          Petition for Administrative Review (PAR) of an order issued on 
          October 14, 1993, by the Rent Administrator, concerning the housing 
          accommodation known as 22 West 77th Street, Apartment 35, New York,  
          New York, wherein the Administrator denied the owner's application 
          to restore the rent which had previously been reduced under Docket 
          No. EA410434S.

          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 administrative appeal.

          This proceeding was commenced by the filing by the owner of an 
          application to restore rent dated January 13, 1992, alleging that 
          all conditions had been corrected.

          An inspection conducted by a Division of Housing and Community 
          Renewal (DHCR) staff inspector on September 27, 1993, disclosed 
          that the bathroom wall tile was bulging and about to fall resulting 
          in the issuance of the Administrator's order herein appealed.

          In the PAR, the owner states that the tenant signed a statement 
          that services had been restored as of October 24, 1991, that 
          because the tenant confirmed in writing that all repairs had been 
          completed the rent should have been restored and an inspection was 
          therefore inappropriate.  In addition, the owner states that this 
          agency has previously held that an owner has the right to be













          HK410050RO




          present at an inspection and comment on the report and that the 
          inspection conducted two years later is not probative of the 
          conditions existing when the tenant signed the statement.

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

          The record reveals that on August 17, 1993, in answer to the 
          owner's application the tenant filed a response stating that the 
          bathroom wall tiles were loosening and that the condition 
          complained of keeps recurring despite the owner's repair efforts.

          The Commissioner finds that the tenant's answer to the owner's 
          application to restore rent effectively revoked his prior statement 
          that the repairs were done satisfactorily where after a period of 
          reflection, during which time the owner was called upon to correct 
          the condition on several occasions, it was apparent that conditions 
          were recurring.

          The owner's other contentions have been considered and found to be 
          without merit.


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

          ISSUED:






                                                                                                                         
                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner


    

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