ADM. REVIEW DOCKET NO.: BF 210331 RO
                                  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.:               
                                                 BF 210331 RO
                                              :
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:              
                                                 TC 084747 P
                 WYNFRAME REALTY CO.              

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On June 2, 1987, the above named petitioner owner filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          April 29, 1987 by the Rent Administrator at Gertz Plaza, Jamaica, 
          New York, concerning the housing accommodations known as 6801 19th 
          Avenue, Brooklyn, New York, Apartment 5A.

               The challenged order reduced the tenant's rent based on the 
          results of physical inspections conducted on July 9 and November 
          19, 1986 and February 17, 1987 that showed that plastering repairs 
          and painting had not been completed in a workmanlike manner, 
          establishing that the owner had not complied with a directive 
          contained in a previous order issued on May 28, 1985 to make these 
          repairs.  Other conditions cited in the May 28, 1985 order were 
          found to have been corrected.

               On appeal, as below, the owner disputes the Administrator's 
          findings that repairs were unworkmanlike.  As below, the owner 
          submits itemized invoices from contractors and cancelled checks 
          reflecting payment for painting, plumbing and electrical repairs 
          from April 1984 through May 1986, and for the purchase of fixtures 
          in March 1987.  The owner also submits evidence of painting repairs 
          conducted in May 1987, which was after the date of the 
          Administrator's order, and therefore not relevant evidence for 
          these proceedings.    

               Notwithstanding the owner's claim of completed repairs and the 
          evidence submitted, several inspections revealed that the 
          conditions cited in the May 28, 1985 order remained incomplete.  It 
          is noted that a defective condition is not considered repaired in  















          ADM. REVIEW DOCKET NO.: BF 210331 RO

          a workmanlike manner unless defects are fully corrected.  Herein, 
          the latest physical inspection revealed that there were still areas 
          that had not been painted or were missing plaster or the plaster 
          was cracked.  The evidence of record establishes that the owner 
          either failed to have the work done properly or to address the 
          underlying causes of the plaster and paint defects. 

               Division records further reveal that the Administrator denied 
          the owner's application to restore rent in an order issued on June 
          5, 1989 under Docket No. CI 210134 OR.

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

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

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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