FJ 410227-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
          APPEAL OF                               DOCKET NO.:   
                                                  FJ 410227-RO             
           
                                                  RENT ADMINISTRATOR'S
           JERULEE COMPANY/JEROME MESSINGER,      DOCKET NO.:
                                       ZEB 410385-S
                                                  SUBJECT PREMISES:
                                                  145 E. 22 St., Apt. 4-C
                                   PETITIONER     New York, NY 10010
          ----------------------------------x



            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  


          The above-named owner filed a timely Petition for  Administrative
          Review of an order issued on  August  27,  1991,  concerning  the
          housing accommodations relating  to  the  above-described  docket
          number.

          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 petition.

          The tenant commenced this proceeding  on  February  21,  1990  by
          filing a complaint asserting that the owner failed to  paint  the
          subject apartment  during  the  entire  period  of  the  tenant's
          occupancy since 1982.

          In its answer filed on April 20, 1990, the owner stat d  in  sub-
          stance that "the requisite painting of  the  premises"  had  been
          offered to the tenant who "requested a delay  in  scheduling  the
          work."  This answer was not served on the tenant.

          Thereafter on August 5, 1991, the subject apartment was inspected 
          by DHCR which  confirmed  the  existence  of  peeling  paint  and
          plaster throughout the apartment.


          The Administrator's order issued  on  August  27,  1991  directed
          restoration and a reduction of the stabilized rent.

          In this petition, the owner contends in substance  that  although
          the owner attempted numerous offers to paint the  apartment,  the
          tenant refused access, claiming that the  paint  fumes  would  be
          injurious to her and her newborn child.

          In answer to the petition, the tenant concedes that  she  refused







          FJ 410227-RO
          the owner's offer of a paint job because  she  was  pregnant  and
          then gave birth.  She asserts, however, that from  1985  to  1990
          the owner told her that she was not entitled to a paint job.  She
          adds that she vacated the apartment as of November 30, 1991.

          After careful  consideration  of  the  evidence  of  record,  the
          Commissioner is of  the  opinion  that  the  petition  should  be
          granted.

          Section 2523.4 of the Rent Stabilization Code provides for a rent 
          reduction upon application by the tenant based on a finding  that
          the owner has failed to maintain required services.  In order for 
          a rent reduction to be ordered, a tenant must  file  a  complaint
          with the Division specifying repairs  that  are  needed  and  if,
          after notice to the owner, the failure to make necessary  repairs
          is confirmed by a physical inspection, the legal  regulated  rent
          will be reduced and will remain reduced until a rent  restoration
          order is issued.

          In the instant case, the tenant concedes that once she filed  the
          complaint, she did not want  the  owner  to  have  her  apartment
          painted; and that what she really was  seeking  was  compensation
          for the many years that the apartment had not been painted.

          A rent reduction, however, is not intended to compensate a tenant 
          for an owner's failure to maintain services for a period of  time
          before a complaint is filed and before notice to the owner of the 
          need for repairs is confirmed.  Since the  tenant  herein  admits
          that she  prevented  the  owner  from  correcting  the  condition
          complained-of, a rent reduction is not warranted.


          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, it is








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


          ISSUED:




                                                   
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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