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

          APPEAL OF                               DOCKET NO.: 
                      ELSE BLUMHOF,
                                                  RENT ADMINISTRATOR'S
                                   PETITIONER     DOCKET NO.:
          ----------------------------------x     BG420089OR

                                       IN PART

          On February 19, 1988, the above-named petitioner-tenant filed a 
          timely petition for administrative review (PAR) of an order issued 
          on January 27, 1988, concerning the housing accommodation known as 
          452 Ft. Washington Avenue, Apartment 51, New York, New York, 
          wherein the Administrator granted a partial restoration of rent.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the administrative appeal.

          The proceeding was commenced by the filing of an application to 
          restore rent dated July 1, 1987, which had been reduced in the 
          amount of $10.00 per month under a previous order dated May 29, 
          1987.  That order reduced the rent in the amount of $3.00 for 
          ceiling leaks, discolored plaster and paint, and flaking and 
          peeling in foyer hall; $3.00 for a defective fire escape door; and 
          $4.00 for defective kitchen cabinet doors (Docket No. AI520749S).

          In response to the owner's application, the tenant advised that the 
          ceiling was plastered but is still discolored and has not been 
          painted, that the fire escape door is still not properly sealed 
          allowing for seepage of air and rain, and that some of the kitchen 
          cabinet doors still do not close.

          Thereafter, an inspection was conducted which confirmed the 
          unworkmanlike repair to the ceiling, and the broken frame around 
          the fire escape door.  No defect could be discerned with respect to 
          the kitchen cabinets.  The inspection report, however, states that 
          it is the living room ceiling in question and not the foyer as 
          referred to in the order.


          Nevertheless, the Administrator restored the rent in the amount of 
          $3.00 for the ceiling, and $4.00 for the kitchen cabinets, and 
          directed the owner to reapply after repairing the fire escape door.

          In the PAR, the tenant contends that the living room ceiling is 
          still discolored and has not been painted and that the kitchen 
          cabinets do not stay closed.

          After a careful consideration, the Commissioner is of the opinion 
          that the PAR should be granted in part.

          The report of inspection conducted by a Division employee indicated 
          that the living room ceiling had been patched but displayed water 
          stain and peeling paint and that the area that was plastered had 
          not been painted.

          The Commissioner finds that it was error for the Administrator to 
          restore the rent in the amount of $3.00 for this condition.  The 
          restoration effective February 1, 1988, is hereby reduced to $4.00, 
          and the owner can apply for the remaining $6.00 upon restoring the 
          paint and plaster in a workmanlike manner and repairing the fire 
          escape door to prevent leakage of air and water.

          THEREFORE, in accordance with the City Rent Law and the Rent and 
          Eviction Regulations, it is

          ORDERED, that this petition be, and the same hereby is, granted in 
          part, and that the Rent Administrator's order be, and the same 
          hereby is, modified in accordance herewith.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


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