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

          APPEAL OF                                DOCKET NO.:DJ420018RO     
          Haber Realty Company/                    RENT ADMINISTRATOR'S
          Holex Realty Company,                    DOCKET NO.:DF420528S      
                                                   SUBJECT PREMISES:
                                                      11 Hillside Ave.
                                                      Apt. B1
                                                      New York, NY    


            The above-named owner filed a timely petition for administrative 
            review of an order issued on September 19, 1989 concerning the 
            housing accommodations relating to the above-described docket 

            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 this proceeding by filing a complaint dated 
            June 19, 1989, asserting that the owner had failed to prevent the 
            water from damaging her apartment as a result of spillage and leaks 
            from a neighboring apartment.

            In answer, the owner asserted in substance that the painters came to 
            do off-white the ceiling but the tenant wanted "avocado"; that the 
            tenant was not satisfied when "avocado" was used; and that all other 
            repairs were completed.

            Thereafter, on August 31, 1989, a physical inspection of the subject 
            apartment was conducted by a DHCR staff member who confirmed that 
            the living room ceiling and walls were peeling paint and plaster; 
            and that the bathroom ceiling was repaired but not painted.

            By an order dated September 19, 1989, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that the original 
            complaint did not allege a defective paint condition in any room; 
            and that the tenant refused access to complete the painting.

            In answer, the tenant submitted various photos of the water-damaged 
            walls, ceiling and floors in her apartment, indicating the 
            deterioration of these conditions.

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

            Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
            the Administrator may impose a rent reduction when there has been a 
            reduction in services. The owner's petition does not establish any 
            basis to modify or revoke the Administrator's determination based on 
            an August 31, 1989 physical inspection which confirmed that the 
            living room ceiling and walls were peeling paint and plaster, and 
            that the bathroom ceiling was repaired but not painted.

            The allegation that the tenant did not originally complain of any 
            defective paint condition is without merit. Repairing in a 
            workmanlike manner the water damage in the walls and ceiling 
            requires stopping the spillage and leaks and painting, which 
            apparently was not effectively addressed by the owner as confirmed 
            by physical inspection. Additionally, the owner answered the 
            complaint stating that painters came to do the tenant's apartment 
            but the tenant was not satisfied.

            The assertion that the tenant refused access is unsubstantiated and 
            without merit. The record establishes that access was made, though 
            repairs were done in unworkmanlike manner.

            The owner may file for a rent restoration if the facts so warrant.

            THEREFORE, in accordance with the Rent and Eviction Regulations and 
            Operational Bulletin 84-1, it is

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


                                                  LULA M. ANDERSON
                                                  Deputy Commissioner


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