CD110218RO

                                  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.:  CD110218RO
                                                  
          KRAUS ENTERPRISE                        RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BI110152OR
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On April 8, 1988 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued March 7, 1988. The order concerned housing 
          accommodations known as Apt B6F located at 117-01 Park Lane South,  
          Kew Gardens, N.Y. The Administrator denied the owner's rent 
          restoration application.  

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

               The owner commenced this proceeding on September 23, 1987 by 
          filing a rent restoration application wherein it stated that the 
          tenant had not permitted access to the owner's workmen and that it 
          was not required to repair the wallpaper.  The owner was seeking 
          restoration of rent that had been reduced in Docket No. AL120363S 
          for defective wallpaper in the kitchen and bathroom tiles around 
          the tub and shower requiring repair because of water seepage.

               The tenant was served with a copy of the application and 
          afforded an opportunity to respond. The tenant filed a response on 
          November 23, 1987 and stated, in sum, that the owner had not made 
          the required repairs.  The tenant also attached correspondence to 
          the response wherein she informed the owner that the had been 
          present on days that repairs were scheduled, but that the workers 
          had not come.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on January 25, 1988 and 
          revealed the following:

                    1.   Kitchen wallpaper not replaced,












          CD110218RO

                    2.   Tiles around bathtub replaced in unworkmanlike 
                    manner--tiles around shower cracked.

               The Administrator issued the order here under review on March 
          7, 1988 and denied the application based on the report of the 
          inspector.

               On appeal the owner states that the installation and removal 
          of wallpaper is not a required base date service, that it is 
          willing to remove the wallpaper in the affected area and paint in 
          a color compatible with the existing wallpaper or, if the tenant is 
          willing to remove the wallpaper, paint the entire kitchen.  The 
          owner did not address the issue of the defective tiles in the 
          bathroom.  The petition was served on the tenant on June 21, 1988.

               The tenant filed a response on July 5, 1988 and stated that
          wallpaper was a required service and that she had no objection to 
          the owner removing the wallpaper and painting the kitchen. 
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner will not consider the issue of whether 
          wallpaper in the kitchen is a base date service required to be 
          maintained.  This argument is an attack on the underlying rent 
          reduction order which the owner did not appeal. In the absence of 
          an appeal, the directive in Docket No. AL120363S to repair the 
          defective wallpaper and bathroom tiles is a final determination.

               The record reveals that the owner opened up the kitchen wall 
          in the attempt to repair pipes and that the wallpaper in the 
          kitchen was damaged in the process.  In order to obtain rent 
          restoration the owner must demonstrate that it has repaired the 
          walls damaged by the plumbing repair.  Since the owner made no such 
          showing the Administrator correctly denied the application for rent 
          restoration.

               The Commissioner notes that the owner's reapplication for rent 
          restoration was granted in part on October 7, 1988 in Docket No. 
          CC120017OR based on a finding that the bathroom tiles had been 
          repaired.  The owner may reapply for restoration of the remaining 
          $5.00 if the facts so warrant. 

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













          CD110218RO

               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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