ARL 09641 L
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: ARL 09641 L
          STUART DAMENS                           RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.:  L 001895 S

               On April 15, 1986 the above named petitioner owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued March 12, 1986.  The order concerned housing 
          accommodations known as Apt. 19D located at 400 West End Avenue, 
          New York, N.Y.  The Administrator ordered a rent reduction based on 
          the owner's failure to maintain required services.

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

               The tenant commenced this proceeding on April 2, 1985 by 
          filing a Statement of Complaint alleging that the owner had failed 
          to paint and plaster his apartment,  The Complaint was served on 
          the owner and an opportunity to respond was afforded.  

               The owner filed a response on June 6, 1985 and stated, inter 
          alia, that a painting contractor would be retained to paint and 
          plaster the apartment.  The owner also stated that the tenant was 
          attempting to harass him by the filing of this complaint.

               The tenant filed a reply on August 8, 1985 and, in sum, 
          restated that the owner had failed to paint and plaster the subject 

               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on February 2, 1986 and 
          revealed the following:

                    1.   Cracked and falling plaster in back hallway wall,

                    2.   Bedroom door leading to terrace step not painted,

          ARL 09641 L

                    3.   Second bedroom ceiling and wall only partially 

               The Administrator issued a rent reduction order on March 12, 
          1986 wherein a rent reduction of an amount equal to the most recent 
          guideline adjustment was ordered based on the report of the DHCR 
          inspector.  On August 8, 1986 the Administrator ordered this 
          proceeding to be reopened based on the fact that this tenant is 
          rent controlled and not rent stabilized.  The Administrator issued 
          a corrected order on August 22, 1986 and reduced the rent by $31.90 
          per month based on the report of the inspector.  The Commissioner 
          notes that the Administrator issued an order on January 29, 1990 
          wherein the rent was partially restored by $20.90 per month based 
          on an inspection showing that the owner had done partial painting 
          and plastering to the affected areas.  The owner has failed to 
          reapply for any further rent restoration.
               On appeal the owner states that the Administrator's order is 
          void because the tenant is not subject to rent stabilization.  The 
          owner also states that the subject apartment was painted in 1985, 
          and that the tenant's complaint is without merit.  The tenant filed 
          a response to the petition on May 13, 1986 and stated that the 
          apartment had not been painted.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The owner's statement regarding the fact that the tenant is 
          not rent stabilized has been resolved by the issuance of the 
          amended order.  This order directed a rent reduction of $31.90 per 
          month based on the authority of the Administrator pursuant to 
          Section 2202.16 of the Rent and Eviction Regulations to order a 
          rent reduction in an amount approximating the decrease in rental 
          value of the apartment.  The Commissioner finds that the 
          Administrator correctly ordered a rent reduction based on the 
          entire record.

               With regard to the owner's assertion that the apartment has 
          been painted, numerous prior orders of the Commissioner have stated 
          that the report of a DHCR inspector is entitled to more probative 
          weight than the unsupported allegations of a party to the 
          proceeding.  In this matter, the Administrator properly relied on 
          the results of the on-site physical inspection conducted on 
          February 2, 1986, which revealed that although the apartment had 
          been painted it had not been done in a workmanlike manner.  The 
          rent reduction ordered by the Administrator for the remaining 
          condition is therefore warranted.

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City it is 

          ARL 09641 L

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


                                   JOSEPH A. D'AGOSTA  
                                   Deputy Commissioner               


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