Docket Number: FH 410190-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


          ----------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: FH 410190-RO 
                                                
             MELOHN PROPERTIES,                  DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NOS.: EL 410158-0R/
                                PETITIONER                    DI 410090-S
          ----------------------------------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 July 9, 1991, concerning  the  housing
          accommodations relating to the above-described docket number.  

          This administrative appeal is  being  determined  pursuant  to  the
          provisions of 2520.6(r) and 2523.4 of the Rent Stabilization Code.

          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 administrative appeal.

          On December 14,  1990,  the  owner  commenced  this  proceeding  by
          filing an application to restore rent based on the  restoration  of
          services.  The owner  stated  that  "(r)egarding  the  alleged  air
          seepage - the windows are in  proper  working  order  and  were  so
          designed when  the  building  was  built.   See  engineer's  report
          attached dated July 23, 1990.  The broken pane of glass  in  second
          bedroom was replaced.  The other items have all been corrected." 

          Thereafter  on  March  29,  1991,  an  inspection  of  the  subject
          apartment was conducted by a D.H.C.R. inspector who confirmed  that
          the "windows throughout the apartment are hard to open  and  close,
          allows air  seepage";  that  "paint  has  bubbles  throughout  (the
          apartment) ...; that the "wall behind the stove has been  plastered
          but not sanded"; and that "... cracks  ...  exist  on  wall  behind
          (the) stove."

          Based on said inspection, the Administrator denied on July 9,  1991
          the owner's application.

          In this petition, the owner contends in substance that it  was  not
          aware of the air seepage from the proceeding  below;  that  by  its
          engineer's report, the windows of t e  premises  (though  not  air-
          tight) "adequately perform their intended purposes"; and that as to 
          painting and plaster work, it was the tenant who performed this 






          Docket Number: FH 410190-RO

          work in an unworkmanlike manner subsequent to the owner's repairs.
          After careful consideration, the Commissioner  is  of  the  opinion
          that the petition should be denied.

          It is noted the owner was aware of the  air  seepage  in  the  rent
          reduction proceeding and as indicated by its own allegations in the 
          rent restoration application.  In addition, the  owner  has  waived
          the air seepage issue by  not  asserting  its  claim  in  the  rent
          reduction proceeding.

          The alleged engineer's report indicating that the  windows  of  the
          premises (though not air-tight) "adequately perform their  intended
          purpose" was not only submitted by the owner in this  petition  but
          also considered by the Administrator in the  proceeding  below  and
          before the issuance of the Administrator's order.

          Said report does not rebut the on-site inspection, which found that 
          the "windows throughout the apartment are hard to open  and  close,
          allows air seepage ...."

          The owner's allegation that the tenant caused the disrepair of  the
          painting and plaster work was not raised in  the  proceeding  below
          and before the issuance of the Administrator's order  and  is  only
          raised as a self-serving, unsubstantiated  defense  for  the  first
          time on appeal.

          Accordingly, the owner has offered insufficient reason  to  disturb
          the Administrator's  order  based  on  an  inspection  finding  the
          continued existence of defective conditions.

          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 District Rent Administrator's order be, and  the  same
          hereby is, affirmed.

          ISSUED:




                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner


    

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