CJ520214RT                                  

                                    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.:              
CJ520214RT             
                  ELIZA KATZ KAUFMAN,     
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     CD520008OR
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named tenant refiled and perfected a timely petition for 
          administrative review (PAR) of an order issued on October 18, 1988, 
          concerning the housing accommodations known as 105 Pinehurst 
          Avenue, New York, New York, Apartment 54, wherein the Administrator 
          fully restored the tenant's rent, previously reduced per Docket No. 
          BB520677S.  A partial rent restoration was previously granted per 
          Docket NO. BJ520100OR

          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 this proceeding by filing a rent restoration 
          application, asserting in substance, that the apartment had been 
          repainted, and reiterating that new windows had been installed.

          In an answer, the tenant acknowledged that the apartment had been 
          repainted but she complained that the woodwork of several windows 
          was not painted, nor cracks repaired.  The tenant also complained 
          about some conditions therein not cited as predicates for the 
          underlying rent reductions.

          An inspection held on August 24, 1988 by a Division of Housing and 
          Community Renewal (DHCR) inspector, who reported that there was no 
          evidence of peeling paint and plaster.  The inspector also found   
          that new windows installed throughout the apartment were not 
          defective, noting however, a hole in the woodwork area of one 
          window.













          CJ520214RT                                  



          The Rent Administrator directed restoration of rent for all items, 
          notwithstanding the defect in one window area, noted above.

          In the petition for administrative review, the tenant reiterates 
          arguments below that the woodwork areas of the windows had not been 
          painted.  The tenant also asserts that part of the kitchen foyer 
          and a back bedroom had not been painted and that plaster was 
          peeling in the front bedroom ceiling.  The tenant also complains 
          that seepage from heat risers was causing damage to the apartment.  
          A copy of the petition was served on the owner.  

          The inspection report that provided the basis for the Adminis- 
          trator's order was prepared by a impartial DHCR inspector who is 
          not a party to the proceedings.  In determining the outcome, the 
          report placed in the record for the Administrator's consideration 
          was entitled to, and was afforded, substantial weight.

          Since the record reflects that painting and plastering were 
          completed throughout the apartment and that window defects had been 
          substantially corrected, and the services restored, the rent 
          restoration was proper and should be affirmed.

          The Commissioner is of the further opinion that in concluding that 
          a hole in the woodwork of one window did not constitute defective 
          service, for that window, the Administrator exercised discretion 
          properly, and that no warrant exists to disturb the Administrator's 
          decision.

          As to the new complaints, the Commissioner notes that neither rent 
          restoration proceedings, nor administrative review proceedings, are 
          the proper vehicle to raise complaints that were not cited as 
          services reductions in the underlying rent reduction determination.

           
          THEREFORE, in accordance with the Rent and Eviction Regulations 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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