EH510111RO

                                  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.:  EH510111RO
                                                  
          PARKOFF MANAGEMENT                      RENT
          C/O 2461 MANAGEMENT CO.                                        ADMINISTRATOR'S DOCKET 
                                                  NO.: DJ510181OR
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On August 14, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued July 18, 1990. The order concerned housing 
          accommodations known as Apt 4D located at 2461 Amsterdam Avenue, 
          New York, N.Y.  The Administrator denied the owner's application 
          for rent restoration.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The owner commenced this proceeding on October 31, 1989 by 
          filing a rent restoration application wherein it alleged that it 
          had restored services for which a rent reduction order bearing 
          Docket No. BF510383S had been issued.

               The tenant was served with a copy of the application and 
          afforded an opportunity to respond. 

               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on May 29, 1990 and 
          revealed, among other things, that there was evidence of roach and 
          rodent infestation in the kitchen and bathroom and that there was 
          peeling paint and plaster on the kitchen and bathroom walls and 
          ceilings.

               The Administrator issued the order here under review on July 
          18, 1990 and denied the owner's application based on the 
          inspector's report.

               On appeal the owner states that it had filed a prior rent 
          restoration application which was assigned Docket No. CB510013OR.  












          EH510111RO

          This application was denied by the Administrator in an order issued 
          September 29, 1988 in which the Administrator found that certain 
          services had been restored.  In the order here under review 
          however, the Administrator found that some of those restored 
          services were not being maintained. The owner argues that the 
          Administrator erred in so finding.  With regard to the peeling 
          paint and plaster and the infestation condition, the owner provides 
          copies of signed work orders which are offered to show that the 
          conditions have been corrected.  The petition was served on the 
          tenant on August 20, 1990.

               The tenant filed a response on October 8, 1990 and stated, in 
          substance, that the owner had failed to restore services.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The owner's argument with regard to the findings made in 
          Docket No. CB510013OR are irrelevant to the issue of whether the 
          Administrator properly denied the instant application. In the prior 
          order, the Administrator found that there was evidence of peeling 
          paint and plaster and an infestation condition.  In the order here 
          under review, the Administrator found the same conditions existing.  
          These findings, supported by the relevant reports of the DHCR 
          inspectors, provided the basis for denying the applications. 

               With regard to the owner's argument that it had restored 
          services and that the conditions may have reoccurred, the owner is 
          under a continuing duty to maintain all required services.  The 
          report of the DHCR inspector clearly stated that the owner has 
          failed to correct the infestation condition or repair the peeling 
          paint and plaster.  Numerous prior decisions of the 
          Commissioner have held that this report is entitled to greater 
          probative weight than the statements of a party to the proceeding.  
          The order here under review is affirmed.

               The Commissioner notes that the owner reapplied for rent 
          restoration and the Administrator granted this application on 
          February 26, 1992 in an order bearing Docket No. FG510162OR.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is 








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






          EH510111RO

          hereby is, affirmed.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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