DOC. NO.: EH 410356-RO
                                      STATE OF NEW YORK
                              OFFICE OF RENT ADMINISTRATION
                                       GERTZ PLAZA
                                 92-31 UNION HALL STREET
                                 JAMAICA, NEW YORK 11433

            APPEAL OF                              DOCKET NO. EH 410356-RO
                      MELOHN PROPERTIES,        :  DRO DOCKET NO. DH 420284-S
                                  PETITIONER    : 
                                  ADMINISTRATIVE REVIEW

            On August 30, 1990, the above-named petitioner filed a Petition for 
            Administrative Review against an order issued on July 31, 1990 by 
            the Rent Administrator of the Gertz Plaza, Jamaica, District Rent 
            Office concerning the housing accommodations known as 100 Riverside 
            Drive, Apt. 14D, New York, New York.

            The Administrative Appeal is being determined pursuant to the 
            provisions of 9 NYCRR 2202.4.

            The issue herein is whether there was a decrease in services 
            warranting reduction of the legal regulated rent.

            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.

            On August 11, 1989 the tenant filed a complaint of decrease in 
            services, alleging various reductions in service.

            In its answer, dated November 3, 1989, the owner responded to the 
            above complaint by stating that most of the complained-of defects 
            had been corrected.   Owner also submitted a letter it allegedly 
            sent to the tenant, informing him that the building superintendent 
            had sought to enter his apartment in order to paint and plaster, but 
            had been denied access.  On the bottom of the letter was a 
            handwritten reply by the tenant explaining that he denied access to 
            the superintendent because his "health will not permit (him) to have 
            the painting done at this time."

            On May 17, 1990 a physical inspection of the subject housing 
            accommodation was conducted by the DHCR.  The inspector's report 
            confirmed existence of the complained of conditions.

            On July 31, 1990, the Rent Administrator issued an order based on 
            the report of the physical inspection, reducing the Maximum Legal 
            Rent by $33.00 per month, effective on the first rent payment day 
            following the issue date of the Order.

            DOC. NO.: EH 410356-RO

            In its petition, the owner contends that it was denied access to the 
            tenant's apartment, submitting with its petition a copy of the 
            above-mentioned letter.

            The Commissioner is of the opinion that this petition should be 

            A review of the record reveals that in its answer below, owner did 
            not claim that tenant denied access for all repairs, but only for 
            painting and plastering, due, to tenant's illness at the time.  
            Owner contended below that no other complained of decrease in 
            service existed.

            Despite the owner's assertions, the physical inspection report 
            disclosed the complained of conditions existed, and the Commissioner 
            finds that the rent reduction is warranted.

            Moreover, the Commissioner is of the opinion that it is entirely 
            reasonable to expect that a sick person would not want to inhale 
            fresh paint fumes and would, for the duration of his illness bar 
            painters from his apartment; such prudent action by the tenant, 
            limited in time, cannot be considered "denial of access."

            THEREFORE, in accordance with the provisions of the Rent and 
            Eviction Regulations, it is

            ORDERED, that this petition for administrative review be, and the 
            same hereby is, denied and, that the order of the Rent Administrator 
            and the same hereby is, affirmed.


                                            ELLIOT SANDER
                                            Deputy Commissioner


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