FA 110132 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          ----------------------------------x     S.J.R. NO.: 6053
          APPEAL OF                               DOCKET NO.:   
                                                  FA 110132-RO
                                                  RENT      ADMINISTRATOR'S
                 OCEAN LEASING CO.,          DOCKET NO.: 
                                                  EG 110667-S 
                                                  22-11 New Haven Avenue
                                   PETITIONER     Apt. 2-R, Queens, NY
                            PURSUANT TO REMIT ON CONSENT

          On January 14, 1991, the above-named owner filed a  petition  for
          administrative review of an order issued on  December  17,  1990,
          concerning the housing accommodation known as Apartment 2- ,  22-
          11, New Haven Avenue, Queens, New York, wherein the Adminis-
          trator ordered a rent reduction based on a finding that the owner 
          had not provided or maintained certain services.

          On September 24, 1991,  the  Commissioner  issued  an  Order  and
          Opinion denying the  owner's  petition  and  affirming  the  rent
          reduction order.

          Subsequent thereto, the  owner  sought  judicial  review  of  the
          Commissioner's order pursuant to Article 78 of the Civil Practice 
          Law and Rules.  The Division agreed to a remand of the proceeding 
          for reconsideration of certain evidence.

          The Commissioner has again  reviewed  all  the  evidence  in  the
          record and has carefully reconsidered that  portion  relevant  to
          the issues raised in the petition.

          The tenant commenced this proceeding on July 25, 1990 by filing a 
          complaint with the Administrator in which she  requested  a  rent
          reduction based on the owner's failure to mainta n  various  ser-
          vices including painting.

          In answer to the complaint, the owner asserted that all necessary 
          repairs were completed with the exception of painting,  that  the
          tenant was advised by letter on August 6,  1990  to  contact  the
          painter, that the tenant told the  painter  that  she  would  not
          allow the painting to be done until September and that she subse 
          quently informed the building agent that she  wanted  to  do  the
          painting herself.

          FA 110132 RO
          A physical inspection of the subject apartment by a DHCR employee 
          on November 13, 1990 revealed that various parts of the apartment 
          had been plastered but not painted and that there was evidence of 
          water stains and peeling plaster.

          Based on the inspector's  report,  the  Administrator  ordered  a
          restoration of services and a reduction of the stabilized rent.

          In the petition for administrative review, the owner asserts that 
          the order should be revoked because the tenant insisted on  doing
          all the painting herself and signed an affidavit on  October  24,
          1990 in which she withdrew the "painting overdue" portion of  her
          complaint because she was to receive a rent credit of $268.00 for 
          doing her own painting after the landlord inspects said painting. 
          The owner enclosed with the petition a  copy  of  a  receipt  for
          certified mail establishing that the aforementioned affidavit was 
          received by the Division on November 7, 1990.

          In answer to the petition, the tenant concedes that she did paint 
          the apartment herself and did sign an agreement for a rent credit 
          of $268.00 for the painting.

          After careful consideration of the entire evidence of record, the 
          Commissioner is of  the  opinion  that  the  petition  should  be
          granted and the Administrator's order should be revoked.

          Section 2523.4 of the Rent Stabilization Code provides for a rent 
          reduction,  upon application by a tenant, based on a finding that 
          the owner has failed to maintain required services.

          In the instant case, it is undisputed that the tenant insisted on 
          doing the painting herself and that the owner agreed to grant her 
          a rent credit once the painting was completed in  a  satisfactory
          manner.  An owner cannot be penalized for failure to  maintain  a
          service when the tenant has prevented the  owner  from  providing
          such service.

          A review of the inspection report and the conditions cited as the 
          basis for the rent reduction confirms the owner's contention that 
          all the repairs identified as needed  refer  to  painting  and/or
          conditions that would be corrected by a complete and  workmanlike
          painting of the entire apartment.

          Finally, the owner has established that the tenant  withdrew  the
          failure-to-paint aspect of her complaint  before  the  order  was
          issued, and that this withdrawal was submitted  to  the  Adminis-
          trator in a timely manner but is not  in  the  file  for  unknown
          reasons.  Since painting was  the  only  service  the  owner  was
          directed to restore, the Commissioner  finds  that  the  tenant's
          withdrawal was in effect a withdrawal of the  complaint  and  the
          rent reduction order should never have been issued.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and

          FA 110132 RO
          Code, it is,

          ORDERED, that this petition be, and the same hereby  is,  granted
          and the Rent Administrator's order be, and the  same  hereby  is,


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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