GC 610090-RO
                                    STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  GC 610090-RO             
                                                  RENT ADMINISTRATOR'S
               RALPH LANGSAM ASSOCIATES,          DOCKET NO.:
                                                  EA 610563-S    
                                                  2446 University Ave.,
                                   PETITIONER     Apt. 5-E., Bronx, NY  


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

          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 the proceeding below by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment, including but not limited to, mildew apart- 
          ment wide.

          In his answer the owner stated that services are being maintained 
          and that his painters had washed the walls with bleach and then 
          painted at the subject premises.

          Thereafter an inspection of the subject building was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector who 
          confirmed the existence of mildew apartment wide.

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the stabilization rent.

          In his petition for administrative review, the owner states that 
          all repairs had been completed as stated in his answer below.

          The tenant interposed an answer to the owner's petition for 
          administrative review which stated that the mildew has returned, 
          that the bathroom was recently painted but the mildew will return.

          GC 610090-RO

          The owner replied to the tenant's answer and stated that the tenant 
          agreed that the painters washed down the walls and painted where 
          there was a problem with mildew, however, the tenant should file a 
          new complaint when there is a new problem.

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

          The owner's statement that the apartment walls were washed down and 
          painted and that the tenant should file a new complaint when there 
          is a new problem is not an adequate defense.  Clearly, the owner 
          did not effectuate complete and workmanlike repairs to correct the 
          problem and its underlying cause.

          Accordingly, based on a preponderance of the evidence, the Commis- 
          sioner finds that the owner has offered insufficient reason to 
          disturb the Administrator's determination on the entire record, 
          including the results of the on-site inspection conducted in the 
          subject apartment.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division for a 
          restoration of rent based upon the restoration of services, if the 
          facts so warrant.

          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.


                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner

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