DOCKET NUMBER: ARL 08751-U
                                 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.: ARL 08751-U
                                         :  
                                            DRO DOCKET NO.: US 000454-S

     RAJINDER S. DHAMOON   PETITIONER    : 
     ------------------------------------X                             
                                         
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On March 10, 1986 the abovenamed petitioner owner  filed  a  Petition  for
     Administrative Review against an order issued on February 5, 1986  by  the
     Rent Administrator of the Upper Manhattan District Rent Office  concerning
     the housing accommodation known as 630 West 172nd  Street,  Apartment  51,
     Upper Manhattan.

     The herein appealed order of the Rent Administrator reduced the stabilized 
     rent to reflect:

          "1. Defective windows in master bedroom  (2),  2nd  bedroom  (2),
           kitchen (1) and bathroom (1).
           2. 2nd bedroom north wall needs painting.
           3. Defective stove..

           physical inspection conducted January  7,  1986  indicated  that
           there was no running  water  in  bathtub;  no  evidence  of  any
          ceiling leaks and intercom has been repaired."

     The inspection also indicated that,  except  for  the  abovenoted  bedroom
     wall, painting was then otherwise satisfactory.

     In his petition the owner, among other things, alleges that  all  painting
     and repairs had been made in  1984  and  1985  to  the  tenant's  apparent
     satisfaction.

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

     A  physical  inspection,  which  is  of  more  probative  value  than  the
     allegations of the parties, conducted  after  the  dates  of  the  alleged
     repairs, disclosed the conditions upon which the rent reduction was based.

     The Commissioner finds that the Administrator's determination was correct.

     The owner may apply for a rent reduction upon restoration of service if he 
     has not already done so.

     The Commissioner notes  that  by  now  periodic  painting  of  the  entire
     apartment would again be due if it  has  not  already  been  done  in  the
     interim.

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







          DOCKET NUMBER: ARL 08751-U
     ORDERED, that this petition be, and the same hereby is,  denied  and  that
     the order of the Rent Administrator be, and the same hereby is, affirmed.

     ISSUED:






                                                                              
                                                      ELLIOT SANDER
                                                    Deputy Commissioner
    

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