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

          APPEALS OF                              DOCKET NOS.: DD120215RO

          RICHARD ALBERT                          RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: CK120091OR



          On April 21, 1989 the above named petitioner-owner filed Petitions 
          for Administrative Review against an order of the Rent 
          Administrator issued April 14, 1989 concerning the housing 
          accommodations known as Apt. 5H, 94-05 222nd Street, Queens 
          Village, NY, wherein the Administrator denied the owner's rent 
          restoration application based on a finding that services had not 
          been restored.

          The owner's petitions were erroneously assigned two docket numbers 
          which are consolidated for disposition herein.

          The Commissioner has reviewed all the evidence of record and has 
          carefully considered that portion relevant to the issues raised on 

          The record reveals that the owner filed a rent restoration 
          application on November 17, 1988 in which he asserted that all 
          conditions for which the rent was reduced in Docket No. BL130069B 
          were repaired as of the date of the rent reduction order.  The rent 
          had been reduced for a cracked south side walkway.

          In answer to the application, the tenant asserted that the walkway 
          had not been repaired in a workmanlike manner.

          A physical inspection by DHCR on March 31, 1989 confirmed that the 
          walkway had been patched but the patches were cracked.

          Based on this inspection report, the owner's application was 


          In the petition for administrative review, the owner asserts that 
          no rent reduction was justified because the owner corrected the 
          item involved as part of routine maintenance.  The owner also 
          contends that the finding of unworkmanlike repairs establishes that 
          the sidewalk was repaired and argues that the repairs were done in 
          a manner consistent with neighborhood standards but the DHCR used 
          a ridiculously strict standard.

          The petition was served on the tenant on August 21, 1989.  In 
          response, the tenant continued to oppose the owner's application on 
          the ground that repairs were not done in a complete and workmanlike 

          fter careful consideration of the evidence of record, the 
          Commissioner is of the opinion that the petition should be denied.

          The Administrator's order was properly based on the results of a 
          physical inspection which revealed that the walkway had not been 
          repaired in a workmanlike manner.  The owner's petition does not 
          establish any basis for modifying or revoking this order.  In fact, 
          the petition primarily challenges the validity of the rent 
          reduction which is not is not subject to attack in this proceeding 
          and which was upheld in the owner's petition for review of that 
          order (Docket No. CG110008RO).

          The Division's records reveal that the owner's rent restoration 
          application was granted in Docket No. DD130117OR. 

          Therefore, in accordance with the Rent Stabilization Law and Code 
          and the Rent and Eviction Regulations for New York City, it is

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



                                             JOSEPH A. D'AGOSTA

                                             Deputy Commissioner


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