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


          APPEAL OF                               DOCKET NO.: CC110269R0 
          JRD Management Corp. /
          Sandy R. Jamieson,                      RENT ADMINISTRATOR'S
                                                  DOCKET NO.: BH110124OR     

                          PETITIONER              PREMISES: Apt. 2E
                                                       155-01 90th Ave.
                                                       Jamaica, NY


          The above-named owner filed a timely petition for administrative 
          review of an order issued on March 11, 1981 concerning the housing 
          accommodations relating to the above-described docket number.

          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 this administrative appeal.

          This proceeding was commenced on August 24, 1987 by the owner filing 
          an application to restore rent based on the tenant's unreasonable 
          refusal to permit the owner to restore services. The owner submitted 
          copies of a tenant's signed statement dated July 15, 1987, to quote:

                    "I cannot allow apartment to be painted because
                     I have had three kids sick. Please make arrange-
                     ments with me by the end of August so that I can
                     have my kids out of the apartment with someone to
                     take care of them."   

          The owner attached to its application a copy of the original rent 
          reduction order which enumerates the following relevant decreased 
          services: wall underneath the kitchen sink is peeling paint and 
          plaster, wall underneath the bathroom sink needs plaster. 

          In answer, the tenant denied refusing access and otherwise stated 
          that without notice, the owner's repair people came to her apartment 
          on August 31, 1987, 7:30 a.m.; and that being a busy mother of three 
          small children in an overcrowded studio apartment, she needed 
          advance notice. The tenant attached a copy of a letter to the owner, 
          basically asserting that the tenant was ignored by the owner in her 
          requests for transfer to a larger apartment while the owner was 
          allegedly warehousing more spacious apartments.

          On November 19, 1987, the owner submitted various copies of papers 
          purporting to say that repair people attempted to do the work in the 
          subject apartment including, but not limited to, "plaster and paint 
          under bathroom and kitchen sinks".

          On December 17, 1987, the subject apartment was inspected by a DHCR 
          staff member who reported that various repairs were made, but found 
          the walls underneath and over the sink repaired in an unworkmanlike 
          manner, uneven plastering of the wall and peeling paint and plaster.

          The Administrator denied the owner's application and terminated the 

          In the petition for administrative review, the owner contends that 
          the wall "over" the sink was never part of the original complaint 
          and cannot thus be part of the rent restoration proceeding.

          In answer, the tenant denied the owner's contention in the petition 
          and otherwise asserted that the whole kitchen wall behind the sink 
          and behind the stove from top to bottom has cracks and holes, 
          allowing mice infestation, and was never done in a professional 
          workmanlike  manner.

          After careful consideration, the Commissioner is of the opinion that 
          the petition should be granted in part and the Administrator's order 
          modified accordingly.

          The Administrator's determination was based on an on-site inspection 
          finding the walls underneath the sink repaired in an unworkmanlike 
          manner, uneven plastering of the wall and peeling paint and plaster. 
          The owner's allegation in the petition that the Administrator's 
          determination is a de novo finding is correct as it pertains to the 
          wall over the kitchen sink. The tenant's original complaint did not 
          allege this defect. Accordingly, this item is hereby deleted as an 
          item in the rent restoration application.

          The automatic stay of the retroactive rent abatement that resulted  
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.


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

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


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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