Docket Number: FG 420296-RO
                                  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

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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: FG 420296-RO 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
             ROXANN MANAGEMENT CORP.,            DOCKET NO.: DL 420499-S

                                                 SUBJECT PREMISES:
                                                 444 Central Park West, Apt. 5E
                                PETITIONER       New York, NY 10025
          ----------------------------------X                           

             ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
          IN PART, MODIFYING ADMINISTRATOR'S ORDER, AND REMANDING ACCORDINGLY

          The above-named owner filed a timely  petition  for  administrative
          review of an order issued on June 17, 1991 concerning  the  housing
          accommodations relating to the above-described docket number.  

          This administrative appeal is  being  determined  pursuant  to  the
          provisions of 2202.16 of the Rent and Eviction Regulations.

          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 tenant commenced this proceeding on December 20, 1989 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In its answer filed on February 13, 1991, the owner  asserted  that
          all required  repairs  had  been  completed  and  that  the  tenant
          "settled all claims" against the owner.

          Thereafter on May 7, 1991, the subject apartment was  inspected  by
          D.H.C.R.  which  confirmed  that  (1)  the  faucet  in  the  second
          bedroom's bathroom leaks from its base ($1.50 rent reduction);  and
          that (2) the  ceiling  throughout  the  apartment  is  flaking  and
          peeling paint and plaster  and  the  master  bedroom's  and  second
          bedroom's ceilings are water-stained (10% MCR).

          On June 17, 1991, the Administrator directed restoration  of  these
          services and further ordered a reduction  of  the  legal  regulated
          rent.

          In this petition, the owner  contends  in  substance  that  a  rent
          restoration order under Docket No. 42017-OR/440395-S issued also on 
          June 17, 1991 found ... "(n)o evidence of peeling paint and plaster 
          throughout the apartment"; and that the faucet had been repaired as 
          acknowledged by the tenant on March 27, 1990.

          After careful consideration, the Commissioner  is  of  the  opinion
          that the petition should be granted in  part,  the  Administrator's






          Docket Number: FG 420296-RO

          order modified and the  issue  of  peeling  paint  and  plaster  be
          remanded for further processing.

          It is noted that on June 17, 1991, the Administrator issued a  rent
          reduction order and a rent restoration  order  based  on  May  1991
          inspection  findings,  which  contradict  one  another.   The  rent
          reduction order appealed from here  is  based  on  a  May  7,  1991
          inspection finding flaking and peeling paint  and  plaster  on  the
          ceiling throughout the apartment, while the rent restoration  order
          is based on inspections conducted on February 11, 1991 and May  15,
          1991 which found  "(n)o  evidence  of  peeling  paint  and  plaster
          throughout the apartment."

          Accordingly, the issue of peeling paint and plaster in the  subject
          apartment is remanded to the Administrator for  further  processing
          in accordance with this Order and Opinion.

          As to the defective faucet, the owner provided no  proof  that  the
          tenant  withdrew  its  complaint  although  the  owner  may  allege
          tenant's settlement  of  "all  claims"  against  the  owner.   Such
          allegation is insufficient to  disturb  the  inspection  finding  a
          defective faucet, warranting rent reduction.

          THEREFORE, in accordance with the Rent and Eviction Regulations, it 
          is

          ORDERED, that this petition be, and the same hereby is, granted  in
          part, that the issue of peeling paint and plaster  be  remanded  to
          the  Administrator   for   further   processing,   and   that   the
          Administrator's order be modified accordingly.

          ISSUED:



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner


    

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