FH 610271 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

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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: FH 610271 RO 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
            MORRIS AVE. ASSOCIATES/              DOCKET NOS.: FB 610236-OR
            MAYNARD KOENIGSBERG,                              EE 610156-OR
                                                              DA 610709-S

                                                 SUBJECT PREMISES:
                                                 2280 Grand Ave., Apt. No. 5B
                                PETITIONER       Bronx, New York 10468
          ----------------------------------X                           
            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely Petition  for  Administrative
          Review of an order  issued  on  August  7,  1991,  concerning  the
          housing accommodations  relating  to  the  above-described  docket
          number.  

          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 owner commenced this proceeding on February 19, 1991 by filing 
          an application  to  restore  rent  based  on  the  restoration  of
          services and the tenant's acknowledgment to  paint  the  apartment
          herself for a rent credit of $325.00.  The original rent reduction 
          order found "(e)vidence of peeling paint  and  plaster  throughout
          (the) apartment master bedroom, hallway, small bedroom  walls  and
          ceiling."

          In its answer filed on March 18, 1991, the tenant denied any  rent
          credit given by the owner and otherwise  asserted  that  her  rent
          increased despite the unrepaired defective  conditions  warranting
          rent reduction.

          Thereafter on June 10, 1991, the subject apartment  was  inspected
          by DHCR which confirmed  that  the  "ceiling  and  wall  in  (the)
          hallway above (the)  kitchen  doorway  is  water-stained  and  has
          blistering paint"; that in the same area, "there is a  hole  about
          8" x  8"; that the "master bedroom  ceiling  is  water-stained  in
          (an) area about 3 feet by 2 feet"; and that the "living room  wall
          near (the) floor adjacent to (the) bathroom has crack(ed) about  2
          feet in length."






          FH 610271 RO

          Based on said inspection, the Administrator denied  on  August  7,
          1991 the owner's application.

          In this petition, the owner contends in substance that  the  order
          "encompasses repair items which were not part of the original rent 
          reduction order"; and that the tenant agreed to paint  the  entire
          apartment in exchange for a $326.00 credit which was given to  the
          tenant.

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

          The tenant's original complaint about and the rent reduction order 
          finding "peeling paint and plaster throughout the  apartment"  are
          sufficient notice to the owner that the  entire  apartment  needed
          painting.   As  the  owner  contended,  painting  should   resolve
          "peeling paint and plaster" and (as the owner should have  known,)
          the  inclusive  and  related  problems  of   "water-stained"   and
          "blistering" paint, holes and cracks disclosed by inspection.

          As to the alleged credit, which is disputed by the tenant, neither 
          the Rent Stabilization Law nor Code permits an owner  to  transfer
          to the tenant the responsibility to effect repairs by agreement or 
          otherwise.  The owner's suggestion that the tenant had  undertaken
          her own repairs did not relieve the owner  of  the  obligation  to
          maintain the premises and to effect repairs.

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

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


    

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