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.: DG430258RO      
                               
          Wiener Realtors,                                        
                                                 DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NO.: CJ430028B            
                        
                                PETITIONER       PREMISES:  301 East 38th St.     
                                                            New York, New York  
                                                          
          -----------------------------------X                           

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on June 28, 1989 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 October 7, 1988 by the tenant 
          filing a complaint of decrease in building-wide  services in which 
          the tenant asserts that the owner failed to maintain various 
          services in the building.

          In an answer filed on November 21, 1988, the owner denied any 
          decrease in services and stated that to the contrary, he "increased 
          the level of services", inviting DHCR to inspect all the 
          improvements.

          In response to DHCR's "Request for Additional Information", the 
          owner asserted that all repairs would be completed on or before 
          January 6, 1990, the date work permits expire.

          On April 13, 1989, a physical inspection of the building was 
          conducted by a DHCR staff member who confirmed the existence of 
          these defective conditions: the intercom is under renovation; the 
          lobby and entrance doors have unnecessary and extensive amount of 
          dust, dirt and debris; that the building is extremely dirty and has 
          construction material deposited in public areas making egress and 
          ingress difficult; and that the owner has not conducted renovation 
          in a safe manner.

                                        1.   












          DG430258RO

          By order dated June 28, 1989, the Administrator directed the 
          restoration of services and reduced the rent of rent controlled 
          apartments in the total amount of $14.00 (i.e. $4.00 for defective 
          intercom and $10.OO for unworkmanlike and unsafe renovation).

          In the petition for administrative review, the owner contends in 
          substance that the work was completed prior to the issuance of the 
          Administrator's order.

          Four tenants interposed answers to the petition, denying the owner's 
          allegations and stating that the work was not performed efficiently 
          and safely.

          The Commissioner is of the opinion that the petition should be 
          denied. 

          The Administrator's determination was properly based on the evidence 
          of record, including the results of the physical inspection which 
          revealed the existence of defective conditions in the building. The 
          determination was in all respects proper and is hereby sustained.

          The contention that the work was completed prior to the issuance of 
          the order appealed from was unsubstantiated in the proceeding below.

          The owner's rent restoration application (DG430166OR) was granted on 
          February 9, 1990.

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

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


          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


                                           





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