BH 210207 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: BH 210207 RO
               David Smith,                    DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: AK 210569-S


          On August 5, 1987,  the  above-named  petitioner-owner  filed  an
          Administrative Appeal against an order issued on July 7, 1987  by
          the  District  Rent  Administrator,  92-31  Union  Hall   Street,
          Jamaica, New York, concerning the housing accommodations known as 
          44 Winthrop Street, Apt 3-A, Brooklyn, New York.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly reduced the rent of the subject apartment based upon the 
          owner's failure to repair cracked plaster in the  ceiling,  large
          holes in the walls, excessive  leaks  in  the  bathroom  and  the
          kitchen cabinets.

          The District Rent Administrator's order, appealed herein, reduced 
          the maximum rent of the subject apartment to the level in  effect
          prior to the last rent guideline increase based upon the findings 
          of an inspection held on April 13, 1987.

          On appeal, the petitioner-owner contended that the  repairs  were
          completed to the satisfaction of the tenant.

          The tenant filed an answer to the petition, on November 19, 1987, 
          which stated, that the owner is overcharging him.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          should be granted.

          The record shows that the owner and tenant entered into a  "court
          ordered" stipulation, on November 17, 1986, which provided, inter 
          alia, for a variety of repairs to be made by  the  owner  on  the
          condition that the tenant pay back-rent to the owner.

          On December 15, 1986, the court  noted  that  the  terms  of  the
          stipulation were  satisfied  and  that  the  respondent  (tenant)
          agreed that all repairs had been made.  The case was,  therefore,
          discontinued.  The aforesaid stipulation was  executed  in  Civil
          Court of the City of New York, County of Kings; before 
          Hon. J. Matthews, under Index No. 86337/86.

          The Commissioner finds that those repairs noted in the  aforesaid
          stipulation were near-identical to those stated in  the  Tenant's

          BH 210207 RO
          Individual Statement of Complaint of Decrease in  Services  filed
          with the DHCR, on November 5, 1986.

          The inspector's report of April  13,  1987,  confirmed  that  all
          repairs had been completed; but noted that  painting  -  although
          done - had not been done in a workmanlike manner.

          The report also noted that the wall cabinet hinges and door  lock
          were faulty.

          The  Commissioner  notes  that  the  tenant  never   specifically
          complained about defective cabinet hinges and locks in  his  DHCR
          complaint and that they therefore should not have appeared in the 
          inspector's report.

          The Commissioner further notes that the tenant advised the  Court
          that all repairs, including painting, had been performed  to  his

          Accordingly,  the  Commissioner  finds  that  the  District  Rent
          Administrator erred by issuing the order below.

          Should there be arrears owing to the owner as a  result  of  this
          order and opinion the tenant shall be permitted to pay  off  such
          arrears in six equal  monthly  installments  beginning  with  the
          first rent payment date after issuance of this order and opinion. 
          Should the tenant have vacated or attempt to vacate such  arrears
          shall be payable immediately.

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

          ORDERED, that this petition be, and the same hereby  is,  granted
          and that the District Rent Administrator's order  dated  July  7,
          1987 be, and the same hereby is, revoked in accordance with  this
          order and opinion.


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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