EH 410137-RO
           
                                  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
          APPEALS OF                              DOCKET NO.:   
                                                  EH 410137-RO                
                 MELOHN PROPERTIES,               
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      DF 410488-S
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   
                                          

          On August 6, 1990, the above-named owner  filed  a  petition  for
          administrative review of an order issued on July 5,  1990,  by  a
          Rent Administrator concerning the housing accommodation known  as
          Apartment 10-C, 100 Riverside Drive, New York, New  York  wherein
          rent was reduced due to a diminution of service.

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

          On May 30, 1989, the subject tenant filed an  application  for  a
          rent reduction based on the owner's alleged failure  to  maintain
          service alleging, inter alia, peeling paint and  plaster  in  the
          bathroom and on one wall in the bedroom, which, she  alleged  was
          due to "persistent leaks".

          On July 19, 1989, the owner interposed an answer to the  tenant's
          complaint wherein it  alleged,  inter  alia,  that  painting  and
          plastering, "is now being done."  The owner further alleged  that
          there were no leaks into the  apartment  and  that  all  external
          leaks had long been fixed.

          On April 27, 1990, a physical inspection of the subject apartment 
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted that the  complained
          of conditions were as alleged by the tenant.


          On June 5, 1990, the Rent Administrator  issued  the  order  here
          under review finding that a diminution of services  had  occurred
          and reducing the tenant's rent to the level in  effect  prior  to
          the last rent  guideline  increase  which  commenced  before  the
          effective date of the rent reduction.

          In its petition for  administrative  review  the  owner  requests
          reversal of the Rent  Administrator's  order  alleging  that  its
          contractor did all of the painting and  plastering  on  July  20,







          EH 410137-RO
          1989 and that the items cited occurred after the work  was  done.
          The owner further alleges that it was unaware of  the  fact  that
          conditions had recurred until after  it  had  received  the  Rent
          Administrator's order.  The owner alleges that the required  work
          was done again on July 29, 1990.  Attached to  the  petition  are
          photocopied bills of the owner's contractor dated July  20,  1989
          and July 29, 1990.

          In answer to the owner's petition the tenant alleges, inter alia, 
          that the problems have been well known to the  superintendent  of
          the building for years and that she had reported  the  conditions
          a number of times.

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

          The Commissioner notes that on July 19, 1989  the  owner  alleged
          that all external leaks into the apartment  had  been  fixed  and
          that plastering and  painting  was  then  being  done.   Yet,  an
          inspection carried out nine months later revealed that  the  con-
          ditions complained of still existed.  

          Moreover the owner had twelve months from the date of service  of
          the tenant's complaint until the issuance of the  administrator's
          order to investigate the tenant's  complaints  and  to  make  the
          satisfactory repairs, but failed to do so.

          Pursuant to Section 2523.14(a) of the Rent Stabilization Code,  a
          tenant may apply to  the  DHCR  for  a  reduction  of  the  legal
          regulated rent to the level in effect prior to  the  most  recent
          guidelines adjustment and the DHCR shall so reduce the  rent  for
          the period for which it is found that the  owner  has  failed  to
          maintain required services.

          Required services are defined in Section 2520.6(r) to include re 
          pairs and maintenance.





          The Commissioner finds that the administrator properly based  his
          determination on the entire record; including the results of  the
          on-site physical inspection conducted on April 27, 1990 and  that
          pursuant to Section 2523.4(a) of the Code, the administrator  was
          mandated to reduce the rent upon determining that the  owner  had
          failed to maintain services.

          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 service.


          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 Rent Administrator's order be, and the  same  hereby







          EH 410137-RO
          is, affirmed.


          ISSUED:



                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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