FF410345RO

                                  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     SJR 6788 DEEMED DENIAL
                                
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:  FF410345RO
                                                  
          DWELLING MANAGERS, INC.                 RENT
          C/O F.B.S.A. & G., P.C.                                        ADMINISTRATOR'S DOCKET 
                                                  NO.: EF410037OR
                                  PETITIONER           
          ----------------------------------x                    


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On June 25,1991 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 21, 1991. The order concerned housing 
          accommodations known as Apt 33F located at 60 East 8th Street, New 
          York, N.Y.  The Administrator denied the owner's application for 
          rent restoration.

               Subsequently the owner filed a petition pursuant to Article 78 
          of the Civil Practice Law and Rules in Supreme Court wherein it 
          deemed it's petition for administrative review denied.  The court 
          remitted the proceeding to the DHCR based on its agreement to issue 
          an order in this matter no later than June 11, 1993.

               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 June 1, 1990 and stated 
          that it had restored services for which a rent reduction order 
          bearing Docket No. AF410755S had been issued.  A copy of the 
          application was served on the tenant.  The tenant failed to file a 
          response.

               The Administrator ordered a physical inspection of the 
          apartment.  The inspection was conducted on January 16, 1991 and 
          revealed evidence of peeling paint and plaster on the bedroom wall 
          and living room window sill.  The inspector also reported that the 
          foyer bathroom sink had not been repaired.

               The Administrator issued the order here under review on May 
          21, 1991 and denied the owner's application based on the report of 












          FF410345RO

          the DHCR inspector.

               On appeal the owner, as represented by counsel, states that it 
          repaired the exterior walls around the subject apartment, that the 
          tenant allowed the owner to paint only the affected areas instead 
          of the entire apartment, that a plumber checked both bathroom sinks 
          which were found to work properly, that the owner did all work the 
          tenant requested and for which access was provided and that the 
          order here under review was issued incorrectly and should be 
          revoked.  The owner attached documentation in the form of prior 
          orders of the Administrator and paid bills which were offered to 
          show that repairs had been done.  The petition was served on the 
          tenant on July 18, 1991.

               The tenant filed a response on July 22, 1991 and stated that 
          the owner had failed to make the necessary repairs and that the 
          petition should be denied.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner initially notes that the rent reduction order 
          bearing Docket No AF410755S was appealed to the Commissioner.  The 
          Commissioner issued an order and opinion remanding this proceeding 
          to the Administrator (Docket No. BC410345RO).  The Administrator 
          ordered a physical inspection of the apartment after the proceeding 
          was reopened and issued an order bearing Docket No. CG410079RP 
          wherein the rent reduction was affirmed.  The Commissioner has 
          affirmed Docket No. CG410079RP in an order and opinion bearing 
          Docket No. DG410165RO.

               The Commissioner further notes that the owner filed an 
          application for rent restoration which was assigned Docket No. 
          CC410166OR and denied by an order of the Administrator issued on 
          October 11, 1988.  The owner filed a petition for administrative 
          review of that order and the Commissioner denied said petition 
          (Docket No. CK410051RO).

               With regard to the order here under review, the Commissioner 
          has reviewed the rent reduction order issued in Docket Nos. 
          AF410755S and CG410079RP.  The orders reduced the rent based, in 
          part on a defective bathroom foyer sink, peeling paint and plaster 
          on the living room window sill and a water leak damaged bedroom 
          wall.  With regard to the sink and living room window sill, it is 
          clear from the report of the DHCR inspector that the owner has not 
          made the required repairs and the conditions still exist.  When 
          contradicted by statements and evidence by a party to the 
          proceeding this report is entitled to more probative 
          weight.  With regard to the leak damaged bedroom wall, if the owner 
          has made repairs to the exterior wall and has painted the affected 
          area, the repairs have not been done in a workmanlike manner.  In 
          order for the owner to obtain rent restoration all repairs must be 






          FF410345RO

          done in a workmanlike manner as determined by physical inspections.  
          Based on the failure to make complete and proper repairs, rent 
          restoration was correctly denied.  The order here under review is 
          affirmed. 

               The Commissioner notes that the owner has refiled for rent 
          restoration and that this application is currently pending before 
          the DHCR (Docket No. GE410210OR).

               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 
          hereby is, affirmed.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                         
                 






    

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