DA210170RO
                                    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.:   
                                                  DA210170RO
           WHITAKER, BROOKE, & HARRISON INC.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  CI210591S 
                                   PETITIONER                         
          ----------------------------------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 concerning the housing accommoda- 
          tions known as 597 Park Place, Apartment 5, Brooklyn, New York.

          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 petition.

          The tenant commenced this proceeding by filing a complaint as- 
          serting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector who 
          confirmed the existence of the following defective conditions:

                    large hole in bathroom ceiling, bedroom doors 
                    are missing, and large hole around kitchen 
                    riser.

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














          DA210170RO

          In its petition for administrative review, the owner states, in 
          substance, that the tenant refused access to complete repairs.

          The Division sent a copy of the petition to the tenant on March 8, 
          1989.

          The tenant interposed an answer to the owner's petition which 
          stated that, the owner did not make an appointment and sent workmen 
          while the tenant was at work.  The tenant also stated that condi- 
          tions complained of still exist.

          The owner rebutted the tenant's answer and contended that the 
          tenant signed a work order verifying that work was completed.  
          Attached therewith are copies an undated work order signed by the 
          tenant and two receipts for repairs done after issuance of the 
          Administrator's order. 

          Subsequently, the tenant stated that she did not verify that the 
          work was complete, but only signed the work order so the workman 
          would get paid.  Moreover, the bedroom door has not been replaced, 
          and although the bathroom ceiling was repaired, a leak has returned 
          and the ceiling again needs repair.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          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 required services based on a 
          physical inspection confirming the existence of defective condi- 
          tions in the subject apartment for which a rent reduction is 
          warranted.

          The Commissioner notes that the owner had twice filed rent restora- 
          tion applications under Docket Nos. DH210167OR and FA210212OR.  
          Both applications were denied on July 26, 1990 and January 8, 1992 
          respectively.

          The owner may again file a rent restoration application if the 
          facts so warrant.







          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the Emergency Tenant Protection Act of 1974, it is,






          DA210170RO


          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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