CB210284RO                                 

                                  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.:              
CB210284RO
                 EQUITY INVESTMENTS,      
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     AA210082OR
          ----------------------------------x



           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                                       IN PART


          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order issued on February 11, 1988, concerning 
          the housing accommodations known as 125 Hawthorne Street, Apartment 
          4-E, Brooklyn, New York, wherein the Rent Administrator restored 
          the rent previously reduced by the Rent Commissioner on February 
          19, 1975 per Docket No. 2TP32414.  A copy of the petition was 
          served on the tenant.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition.

          The owner commenced this proceeding by filing a rent restoration 
          application on January 22, 1986 stating that the defective condi- 
          tions that gave rise to the rent reduction had been corrected and 
          that the restoration of the damaged areas was completed to the 
          tenant's satisfaction.

          The owner submitted evidence of repairs over a period of time, 
          which included brickwork, pointing, plastering and painting, and 
          also statements signed by the tenant acknowledging the repairs.

          The tenant responded that he had painted the apartment himself on 
          two occasions at his own expense because the owner refused to paint 
          the apartment any color other than white.  The tenant also 
          indicates that paint and plaster defects have recurred.













          CB210284RO                                 




          On February 11, 1988, the Rent Administrator issued an order 
          restoring the rent effective March 1, 1988 based on findings that 
          the conditions that gave rise to the rent reduction order had been 
          corrected.  The order also directed the owner to reimburse the 
          tenant $142.57 for the cost incurred by the tenant to paint the 
          apartment.

          In the petition for administrative review, the owner contends that 
          the tenant is not entitled to reimbursement as the owner was 
          willing and ready to paint the apartment in white, which the tenant 
          refused.  The owner also requests that the rent restoration be made 
          retroactive to the date the evidence establishes the services were 
          restored.

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

          Section 2202.16 of the Rent and Eviction Regulations for New York 
          City, provides that the Rent Administrator may order a rent 
          reduction where it is found that an owner has failed to maintain 
          essential services, which may include, but are not limited to, 
          repairs, painting, decorating and maintenance.

          Pursuant to City Rent and Eviction Regulations, the painting serv- 
          ices an owner is obligated to provide is based on prior practice.  
          Past practice of the owner also dictates the color scheme.  The 
          owner offered to paint the apartment white, although the tenant 
          asserted the apartment was painted another (unspecified) color.  As 
          the record was absent proof of the painting practice, there was no 
          basis in the record for the Rent Administrator to direct the owner 
          to reimburse the costs the tenant incurred to paint the apartment.  
          The Administrator's directive to the owner to reimburse the tenant 
          was not warranted and should be revoked.

          As to the owner's request that the rent restoration date be amended 
          to reflect the date the services were restored, the Commissioner 
          notes that Section 2202.2 of the City Rent and Eviction Regula- 
          tions, in pertinent part, provides that " No order increasing or 
          decreasing a maximum rent previously established pursuant to these 
          regulations shall be effective prior to the date on which the order 
          is issued . . . ."  Therefore, the Rent Administrator properly re- 
          stored the control rent effective the first day of the month 
          following issuance of the order.












          CB210284RO                                 


          THEREFORE, in accordance with the Rent & Eviction Regulations for 
          New York City, it is, 

          ORDERED, that this petition be, and the same hereby is, granted, in 
          part, to the extent of revoking that part of the Administrator's 
          order that directed the owner to reimburse the tenant.  In all 
          other respects the Rent Administrator's order is affirmed.


          ISSUED:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          
                           
                                     
                                     
                                     
                                     
                                     
                                     
                                     






    

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