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

          APPEAL OF                                  DOCKET NO.: DC110380RT  
                    P. GREGORY                                               
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: CG130065B   


          On March 21, 1989, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on     
          March 9, 1989, by the Rent Administrator, concerning the housing 
          accommodations known as 31-06 38th Street, Apt.#23, Astoria, New 
          York, wherein the Administrator determined that the owner restored 
          all services excepting the painting of the building entrance door.  

          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 administrative appeal.

          The issue herein is whether the Rent Administrator properly 
          directed the owner to restore entrance door painting services.

          On July 18, 1988, the tenant filed a complaint alleging that the 
          owner failed to maintain services throughout the building.

          A DHCR inspection conducted on January 31, 1989, revealed that the 
          following services had been restored.           

               1.   The public areas are clean, the superintendent 
                    identification sign is properly posted.

               2.   No evidence of broken vestibule area steps.

               3.   The face of the building is clean.

               4.   The building entrance door is in good condition.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the Rent Administrator erred by not reducing the rent based on the 
          owner's failure to paint the building entrance door.


          The petition was served on the owner on May 15, 1989 and on May 24, 
          1989 the owner filed an answer to the petition stating that it 
          complied with the Rent Administrator's directive to paint the 
          entrance door.

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

          With regard to the tenant's claim that the Rent Administrator erred 
          by failing to reduce the rent, the Commissioner finds this argument 
          to be without merit.

          A review of the complaint shows that the tenant did not request a 
          rent reduction.

          Pursuant to Section 2523.4 (a), of the Rent Stabilization Code, the 
          Division is required to order a rent reduction, upon application by 
          a tenant, based on a finding of failure to maintain services.  No 
          error was committed, therefore, when the Rent Administrator did not 
          issue a rent reduction for the subject rent stabilized tenant.   
          The Commissioner notes, however, that the owner remains obligated 
          to restore services and risks additional penalties for failing to 

          The Commissioner finds, therefore, that pursuant to Section 
          2523.4 (a) of the Rent Stabilization Code, the Administrator was 
          authorized to not order a rent reduction when the tenant had not 
          requested one.

          If the owner has not restored building entrance door painting 
          services, the tenant may commence a non-compliance proceeding with 
          the DHCR Compliance Bureau.

          THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is

          ORDERED, that the administrative appeal be, and the same hereby 
          are, denied and that the Administrator's order be, and the same 
          hereby is, affirmed.


                                                       JOSEPH A. D'AGOSTA
                                                       DEPUTY COMMISSIONER


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