ADM. REVIEW DOCKET NO.: GC-210125 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.:               
                                                 GC-210125 RO
                                              :
                                                 DRO DOCKET NO.:           
                                                 FF 210319 OR                
                   2785 OCEAN PARKWAY
                   ASSOCIATES                          
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

               On March 27, 1992, the above named petitioner owner filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          March 4, 1992, by the Rent Administrator at Gertz Plaza, Jamaica, 
          New York, concerning the housing accommodation known as 2785 Ocean 
          Parkway, Brooklyn, New York, Apartment No. 6A, wherein the 
          Administrator determined the owner's application to restore rent 
          previously reduced under District Rent Office Docket No. AB 230046- 
          B. 

               The underlying rent reduction order dated April 27, 1987, had 
          reduced the tenant's rent based on findings of peeling paint and 
          plaster on the lobby ceiling and walls.  The challenged order 
          herein under review denied the owner's rent restoration application 
          on the basis of an inspection conducted on February 7, 1992 that 
          revealed evidence of peeling paint and plaster on the ceiling near 
          the glass front wall of the building lobby.  The inspection 
          revealed no evidence of peeling paint and plaster on lobby walls.  

               On appeal as below, the owner contends that the lobby walls 
          and ceilings had been repaired and resurfaced, and that the 
          condition found constituted a new incident.  The owner 
          characterizes the condition as minor, less than a foot square, and 
          at a distance from the incident complained about in 1986.  




           














          ADM. REVIEW DOCKET NO.: GC-210125 RO

               The tenant responded alleging that defective conditions were 
          not addressed promptly or properly and complaining about other 
          conditions not pertinent to these proceedings. 

               The applicable law is Section 2520.6(r) and 2523.4 of the Rent 
          Stabilization Code.

               The inspection below failed to support the owner's assertion 
          that the ceiling peeling paint and plaster condition had been 
          corrected.  If repairs had been attempted, they were done in an 
          unworkmanlike manner or the underlying problem had not been 
          addressed, causing the condition to reoccur.  

               The owner also failed to support the contention that the 
          condition, albeit similar, was a new occurrence not related to the 
          condition that gave rise to the rent reduction.  The only evidence 
          of repairs submitted in these proceedings are dated in 1986 and 
          were the identical receipts and cancelled checks which had been 
          found inadequate to reverse the determination that the service 
          reductions warranted a rent reduction in the first instance. 

               The Commissioner also notes that the owner did not file a rent 
          restoration application until June 26, 1991, contributing to the 
          difficulty of ascertaining if the condition noted by the inspector 
          on February 7, 1992 was the same condition complained about by the 
          tenant in 1986. 

               THEREFORE, pursuant to the Rent Stabilization Code, it is

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

          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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