FF 410268 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: FF 410268 RO
               Melohn Properties,              DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: DH 410446 S


          On June 14, 1991 the above-named  petitioner  timely  refiled  an
          Administrative Appeal against an order issued on May 1,  1991  by
          the  District  Rent  Administrator,  92-31  Union  Hall   Street,
          Jamaica, New York, concerning the housing accommodations known as 
          100 Riverside Drive, New York, New York, Apartment 5E.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of Sections 2520.6, 2523.4  and  2529.6  of  the  Rent
          Stabilization Code.

          The issue herein is whether  the  District  Rent  Administrator's
          order reducing rent pursuant to a service reduction complaint was 

          The subject apartment was inspected on both August  7,  1990  and
          March 13, 1991.  Both  inspections  revealed  peeling  paint  and
          plaster in the bedroom and bathroom walls and ceiling.  The  1990
          inspector also noted moisture at the peeling sites.

          In  Order  No.  ZDH-410446-S  issued  May  1,   1991   the   Rent
          Administrator  reduced  the  legal  regulated  rent  due  to  the
          reduction of services.

          In this petition, the owner contends that the subject bedroom and 
          bathroom ceiling and walls were previously plastered and painted. 
          The owner also alleges lack of access to the apartment.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issue raised by the Administrative Appeal.

          This proceeding was commenced on July 20, 1989  by  the  tenant's
          filing of an individual statement of  complaint  of  decrease  in
          services with the  Division  of  Housing  and  Community  Renewal
          (DHCR).  The tenant complained of peeling paint  and  plaster  in
          his apartment due to an active leaks.

          The owner in his October 1989 answer stated that he had  hired  a
          contractor to do exterior work at the building to cure a leak  to
          the subject apartment.  

          FF 410268 RO
          The Commissioner's review of a petition for administrative review 
          shall  be  limited  to  facts   or   evidence   before   a   Rent
          Administrator.  The owner did not raise  the  issue  of  lack  of
          access before the Rent Administrator, and therefore it can not be 
          considered in this petition.

          Further both the owner and tenant contend the apartment has  been
          replastered on various occasions.

          The fact that the second inspection in March  1991,  some  twenty
          months after the initial tenant complaint still revealed  peeling
          paint and plaster in the bedroom and bathroom would indicate that 
          the owner never successfully cured  the  condition.   Accordingly
          the owner's arguments are not persuasive.

          This order and opinion is issued without prejudice to the  rights
          of the owner to file an  application  for  restoration  of  rent,
          after restoring the required services.

          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 District Rent Administrator's order be, and the same 
          hereby is affirmed.


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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