CH120217RO

                                    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.:             
                                                  CH120217RO
                    ANDREW CIBULKA,         
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BJ120039S       
          ----------------------------------x



            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                       AND REVOKING RENT ADMINISTRATOR'S ORDER


          On August 29, 1989, the above-named petitioner-owner filed a  
          petition for administrative review (PAR) of an order issued on 
          August 3, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as Apartment 2-Right, 32-63 44th Street, 
          Astoria, New York, wherein the Administrator determined that the 
          owner was not maintaining essential services, directed restoration 
          of such services, and ordered a rent reduction.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered those portions of the record relevant to 
          the issue raised by the administrative appeal.

          A review of the record reveals that the tenant filed a complaint on 
          October 6, 1987 in which he stated that the apartment is rent 
          controlled, that the owner has not painted in about 9 years, that 
          a rent reduction was granted before because the owner refused to 
          paint but that the tenant would rather have the apartment painted.

          In answer to the complaint, the owner stated that he is not 
          obligated to paint and that the rent was reduced over $6.00 per 
          month over ten years ago because the apartment was not painted.

          A physical inspection by a Division employee on April 5, 1988 
          revealed that there was peeling paint and plaster throughout the 
          apartment.

          Based on this inspection, the Administrator issued an order 
          reducing the maximum legal rent by 10% per month.












          CH120217RO





          In the petition for administrative review, the owner asserts again 
          that there already was an order reducing the rent for non-painting.

          In answer to the petition, the tenant states that he painted the 
          apartment himself because of the owner's illness.

          After careful consideration of the evidence of record, the Commis- 
          sioner is of the opinion that the petition should be granted and 
          the Rent Administrator's order should be revoked.

          The Division's records confirm that on March 24, 1972 an order was 
          issued reducing the maximum rent for the subject apartment by $6.07 
          per month for failure to paint and that no rent restoration 
          application was ever filed.  Pursuant to Section 2202.16 of the 
          Rent and Eviction Regulations, where it is found that there has 
          been a decrease in essential services, the maximum rent is to be 
          reduced by the amount which the Administrator finds to be the 
          reduction in rental value bacause of the decreased services.  Once 
          such an order has been issued, the service for which the rent was 
          reduced is no longer part of the rent and no further rent reduction 
          may be ordered for the same condition.

          Any rent arrears due as a result of this order may be paid off in 
          installments equal to the amount of the rent reduction that is 
          being revoked.


          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, it is

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


          ISSUED:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
                                        
    

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