Docket No. FA810275RO

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

          APPEAL OF                               DOCKET NO.: FA810275RO 

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
          Adele C. Corcoran,                      NO.: NEI910191S


          The above-named owner filed a timely petition for administrative 
          review of the order issued concerning the housing accommodations 
          known as  1273 North Avenue, #5E, New Rochelle, New York.

          The issue on appeal is whether the owner has failed to fulfill her 
          obligation to paint the subject apartment.

          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 by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject premises, namely, that owner hadn't painted tenant's 
          apartment when requested to do so.

          In its answer, the owner asserted that the tenant's apartment 
          didn't need painting.

          The tenant replied to the owner's answer by asserting that the 
          apartment did need painting.

          The Rent Administrator directed restoration of services.

          On appeal, the owner states her willingness to paint the apartment 
          if it requires painting, but contends that there is no evidence 
          that the apartment needs painting.

          The Commissioner is of the opinion that this proceeding should be 

          Docket No. FA810275RO


          The Administrator, in issuing its determination below did not 
          determine the owner's specific obligation to paint the subject 
          premises.  The owner conceded its basic responsibility to paint the 
          subject apartment below when it stated in response to the tenant's 
          complaint that it had painted the subject apartment in the past, 
          and it would do so in the future when and if the apartment needed 
          painting.  Having established an obligation by the owner to paint 
          the apartment, the Administrator should have determined the 
          specific nature of that obligation i.e., is the owner's obligation 
          to paint periodic or as needed?  

          The Commissioner notes that on January 29, 1991 the tenant filed an 
          Affirmation of Noncompliance with the Administrator under Docket 
          #FA910139NC, and that as of the date of this order this proceeding 
          is under the consideration of the Administrator.

          THEREFORE, in accordance with the New York State rent and Eviction 
          Regulations, it is

          ORDERED, that this proceeding be, and the same hereby is, remanded 
          to the Administrator.  On remand, the Administrator shall determine 
          the nature of the owner's duty to paint the tenants apartment and 
          make a finding thereby; and on the basis of such finding determine 
          the issues raised in this proceeding.


                                             Joseph A. D'Agosta
                                             Deputy Commissioner

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