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

          APPEAL OF                               DOCKET NO.: CL110182RO
          RICHARD ALBERT                          RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BL130109B

          On December 22, 1988 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued on December 5, 1988 concerning the housing 
          accommodations known as Apt. 6F, 94-07 222nd Street, Queens 
          Village, NY, wherein the Administrator directed the owner restore 
          the fire escapes that need painting in various locations within 20 
          days of the date of the order but found that other items were 
          restored and did not order a rent reduction.

          The Commissioner has carefully reviewed all the evidence of record 
          and has carefully considered that portion relevant to the issues 
          raised on appeal.

          The proceeding was initiated by the tenant filing two complaints 
          alleging a decrease in building-wide services, in which he 
          asserted,in pertinent part, that paint was peeling on the portal 
          above the courtyard entrance and that various fire escapes about 
          the premises showed indications of rusting.  The tenant requested 
          a rent reduction for the owner's failure to maintain services.  

          In his answer, the owner stated, in pertinent part, that the tenant 
          was attempting to obtain unjustified rent reductions.

          A physical inspection of the premises by DHCR on November 18, 1988 
          revealed that the area above and around the courtyard entrance was 
          painted and that, while rust could not be located on the fire 
          escapes, paint was peeling in various locations.

          The Rent Administrator's order appealed herein directs the owner to 
          restore the fire escapes that need painting within twenty days.

          In the petition for administrative review, the owner asserts that 
          since the order states that all required services are being 


          maintained, the directive to paint the fire escapes should be 
          deleted; that it is impossible to do outdoor painting in December; 
          that the complaint was prepared by a tenant representative in 
          violation of a court stipulation and that the tenants are harassing 
          the owner by filing multiple baseless complaints.

          In answer to the petition, the tenant contends that the petition 
          should be denied because the owner does not dispute that painting 
          repairs are required.

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

          Section 2523.4 of the Rent Stabilization Code requires an owner to 
          maintain services including repairs and maintenance.  The order 
          appealed herein properly reflects the results of the physical 
          inspection which found that services were substantially being 
          maintained but there was evidence of peeling paint on the fire 
          escapes which the owner was directed to restore but which did not 
          warrant a rent reduction.  It is noted that the tenant's petition 
          for administrative review of the same order was denied by the 
          Commissioner in an order and opinion issued on November 16, 1989.

          The owner's other arguments are also without merit.  The record 
          indicates that the complaint was sent to the owner on May 27, 1988, 
          giving the owner ample time to paint the fire escapes before the 
          winter months arrived. The owner has also not established that the 
          complaint was prepared by the tenant or a tenant representative in 
          violation of a court stipulation and the filing of multiple 
          complaints by a tenant is not prohibited.

          Therefore in accordance with the Rent Stabilization Law and Code, 
          it is 

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



                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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