OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433
          APPEAL OF                               DOCKET NO.:
          Heron Properties Ltd./
          Finkelstein Borah Ltd. et al.,          RENT ADMINISTRATOR'S
                                                  DOCKET NO.:

                              PETITIONER          PREMISES: Apt.20C
                                                  737 Park Ave.
                                                  New York, NY


          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 11, 1990 concerning the 
          housing accommodations relating to the above-described docket 

          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 in this petition. 

          The tenant commenced the proceeding on November 17, 1989 by filing 
          a complaint asserting that the owner failed to maintain certain 
          services in the subject apartment.

          On December 4, 1989, DHCR transmitted a copy of the complaint to 
          the owner. The record below does not disclose that an answer was 

          Thereafter, a physical inspection of the subject apartment was 
          conducted on December 19, 1989 by a DHCR staff member who confirmed 
          that the walls and ceilings were water-damaged, mildewed and 
          peeling paint and plaster throughout the apartment including the 

          By an order dated January 11, 1990, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 

          In the petition for administrative review, the owner contends in 
          substance that the repairs were corrected, and submits a copy of an 


          invoice dated November 1, 1989.

          In answer, the tenant stated that repairs were performed in 
          February 1990, i.e. subsequent to the issuance of the order; water 
          damage reappeared within twenty days of the repairs; she still 
          could not use the closet and paint the den because the repairs were 
          done in an unworkmanlike manner.

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

          The petition does not establish any basis to revoke or modify the 
          Administrator's determination based on the December 19, 1989 
          inspection which confirmed the existence of defective conditions. 
          despite the alleged repairs. The copy of the November 1, 1989 
          invoice is submitted for the first time on appeal and was not 
          established in the proceeding before the issuance of the 
          Adminstrator's order.

          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

          The owner's rent restoration application (EG410110OR) was granted 
          on February 5, 1991.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.  

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


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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