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

          APPEAL OF                                  DOCKET NO.: DF110190RO  
                  MARTIN J. MAYBLUM                                          
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: DB110035OR  


          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order issued on June 3, 1989 concerning the 
          housing accommodations known as 72-10 112th Street, Apt.#3K,       
          Queens, New York, wherein the Rent Administrator determined the 
          owner's rent restoration application.
          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 Rent Administrator's order under AC110667S had reduced the 
          tenant's rent based on findings that the bathtub drained poorly and 
          required reglazing, that the bathroom window sashes did not move 
          and of a hole in one pane, and that the bedroom window permitted 
          air seepage.

          The owner commenced the proceeding under review herein on February 
          9, 1989, by  filing a rent restoration application asserting that 
          the services for which a rent reduction was issued had been 
          restored.  In support, the owner submitted an invoice for, among 
          other items, eight new windows for the subject apartment.  However, 
          the owner did not submit receipted bills or other evidence to 
          establish expenditures.  The owner also asserted that repairs 
          requested by the tenant and made pursuant to a Housing Court 
          Stipulation of Settlement dated October 6, 1988, signed by the 
          parties and by their attorneys, did not include the conditions that 
          had given rise to the rent reduction.

          The tenant responded in pertinent part, that the bathtub defects 
          had not been corrected, and that while new windows were installed, 
          the bedroom window was not installed properly and was not airtight.


          A DHCR inspection conducted on May 10, 1989 confirmed that the 
          bathtub conditions had not been addressed and that the bedroom 
          window permitted air seepage.           

          The Rent Administrator issued an order denying the owner's rent 
          restoration application citing the results of the inspection.

          The owner also argues that the conditions did not warrant a rent 

          After careful consideration, the Commissioner is of the opinion 
          that the administrative appeal should be denied.

          In rent stabilized accommodations, an owner must complete repairs 
          in a workmanlike manner and must restore all decreased services 
          cited in the underlying rent reduction order to secure restoration 
          of the reduced rent.  The record below establishes that the repairs 
          were not completed in a workmanlike manner during the period of 
          this rent restoration proceeding.  The fact that the Housing Court 
          Stipulation of Settlement did not include the conditions that were 
          confirmed by the DHCR inspector does not explain why the conditions 
          persisted and were confirmed three years after they were cited in 
          the rent reduction order.

          DHCR records also reveal that the Rent Administrator issued an 
          order on May 10, 1994 under GA110240OR that granted the owner's 
          subsequent rent restoration application.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is

          ORDERED, that the owner's petition be and the same hereby is denied 
          and that the Rent Administrator's order and the same hereby is, 


                                                       LULA M. ANDERSON
                                                       DEPUTY COMMISSIONER


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