DH110451RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: DH110451RO

               Visutton Management Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DB110062OR
                                   PETITIONER
          ------------------------------------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 August 3, 1989 concerning the housing 
          accommodations known as 99-05 63rd Drive, Apartment LC, Queens, New 
          York, wherein the Rent Administrator determined the owner's 
          application to restore rent previously reduced under BJ110321S.

          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 the petition.

          The owner commenced this proceeding by filing an application to 
          restore rent predicated on a restoration of services.  The owner 
          stated that all repairs had been completed.  In pertinent part, the 
          owner noted that the apartment had been painted throughout as 
          needed.  The owner submitted a copy of a work order dated February 
          2, 1988, signed by the tenant, to the effect that the plastering 
          and painting repairs had both been completed, and an invoice issued 
          November 2, 1988 for painting work completed on November 26, 1988.  

          Thereafter, the DHCR conducted an inspection.  The inspector 
          reported that the apartment's hallway ceiling and walls were 
          blistered, discolored and peeling paint and plaster due to water 
          leaks from above.  The inspector otherwise confirmed that the other 
          conditions that had given rise to the rent reduction order had been 
          corrected.

          The Rent Administrator denied the owner's application based on the 
          inspector's observation of the paint and plaster defects in the 
          apartment hallway.
          In the petition for administrative review, the owner, in substance, 
          argues that the fact that the inspector confirmed that the owner 












          DH110451RO

          had substantially complied with the directive to correct the 
          defects warrants rent restoration.  The owner also asserts that a 
          leak had occurred after the plaster and paint repairs in the rent 
          restoration proceeding below, causing the damage observed by the 
          inspector.

          After careful consideration, the Commissioner is of the opinion 
          that the petition 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 in order to secure 
          restoration of the reduced rent.

          The record submitted below indicated that repairs done prior to the 
          issue date of the rent reduction, as well as repair during the 
          period of the rent restoration proceedings were not completed in a 
          workmanlike manner.  The owner had not cured the leaks that caused 
          the conditions to recur to some extent, on at least two occasions, 
          and did not establish that these were new conditions due to 
          unrelated causes.

          Division records also reveal that the Rent Administrator denied the 
          owner's subsequent rent restoration applications under DJ110204OR 
          and FC110051OR, but granted the owner's rent restoration 
          application under FK110161OR in an order issued on May 12, 1993.

          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 be and the same 
          hereby is, affirmed.
              


          ISSUED:


                                                                     
                                             LULA M. ANDERSON
                                             Deputy Commissioner
                             
    

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