BJ430388RO                                  
                                    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.:              
BJ430388RO             
               YALE PINEHURST ASSOCIATES,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BB520677S 
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order issued September 18, 1987 concerning the 
          housing accommodations known as 105 Pinehurst Avenue, New York, 
          New York, Apartment 54, wherein the Rent Administrator determined 
          that certain conditions found in the subject apartment constituted 
          services decreases.

          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 petition.

          The owner commenced the proceedings on February 24, 1987 by filing 
          a complaint that the owner had failed to maintain certain services 
          in the subject apartment.

          Inspections of the subject apartment conducted on July 28 and 31,  
          1987, by a Division of Housing and Community Renewal (DHCR) in- 
          spector, confirmed the existence of defective conditions, in that 
          the tenant's apartment entrance door needed painting, that the 
          kitchen, bedroom and bathroom walls and ceilings had peeling paint 
          and plaster, and that six windows in the apartment were rotted or 
          otherwise defective.

          The Rent Administrator directed restoration of these services and 
          further, ordered a reduction of the controlled rent.

          In its petition for administrative review, the owner states, in 
          substance, that the September 18, 1987 order was the first notice 
          the owner received concerning the tenant's complaint.  The 












          BJ430388RO                                  



          petitioner also points to an agreement by the parties in Housing 
          Court, dated March 11, 1987, so ordered by the Court; a copy had 
          been submitted by the tenant in the proceedings below.  The 
          agreement provided, among other things, that the owner would paint 
          the apartment, and repair the door and window defects.

          The owner's evidence of repairs submitted on appeal includes a paid 
          bill from the painter, a letter from the tenant dated April 25, 
          1987 indicating satisfaction, a contract for the installation of 
          new windows building-wide commencing shortly after the date of the 
          petition, and a copy of a notice of violation (which was not 
          legible, but which the owner claims shows that the apartment and 
          entrance door painting violations had been corrected).

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

          Pursuant to Section 2202.16 of the City Rent and Evictions Regula- 
          tions, DHCR may order rent reductions, where it is found that an 
          owner has failed to maintain essential services.  The owner's 
          petition does not establish any basis for modifying or revoking the 
          Administrator's order which determined that the owner was not 
          maintaining services, based on a physical inspection confirming the 
          existence of defective conditions in the subject apartment for 
          which rent reductions were warranted.

          Concerning the owner's bare claim of a denial of due process, the 
          record below shows that the Administrator mailed the tenant's 
          complaint to the owner on March 10, 1987, properly addressed.  The 
          owner also had notice of the conditions from the Housing Court 
          proceedings, which were not resolved until after the tenant filed 
          the complaint below.

          The owner's contentions, that the owner completed paint and plaster 
          repairs to the tenant's expressed satisfaction, thereby suggesting 
          that there was no basis for the complaint, as the owner had com- 
          plied promptly with the court ordered stipulation and that the 
          violations had been removed, do not explain how the DHCR's subse- 
          quent inspection found that the conditions complained of continued 
          to exist.

          The owner's statement that the replacement of windows was imminent 
          acknowledges that the window defects had not been corrected by the 
          date of the Administrator's order, notwithstanding the owner's good 
          intentions.











          BJ430388RO                                  

          Division records also show that the Administrator granted a partial  
          rent restoration on March 31, 1988 per Docket No. BJ520100OR, and 
          a complete rent restoration on October 18, 19898 per Docket No. 
          CD520008OR.


          THEREFORE, in accordance with the Rent & Eviction Law and Regula- 
          tions for the City of New York, 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:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          
                           
                                     
                                     
                                     
                                     
                                     
                                     
                                     






    

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