ADM. REVIEW DOCKET NO.: BH - 430336 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.:              
                                                 BH - 430336 RO              
                                   
                                              :  
                                                 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 USC - 001223 B
                                             
             THE CONVENT GROUP                                     
             C/O H.S.C. MANAGEMENT CORP.
                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named petitioner-owner filed a petition for 
          administrative review of an order issued on June 26, 1987, by the 
          Rent Administrator, concerning the housing accommodation known as 
          310 Convent Avenue, New York, New York, wherein the Administrator 
          determined the tenants' complaint of a decrease in building-wide 
          services filed on January 22, 1985.  The administrative appeal was 
          considered timely notwithstanding that more than thirty-five (35) 
          days had elapsed from the date of the order because the order had 
          been addressed to the former owner or managing agent and not to the 
          then registered owner.  

               The Administrator's order reduced the rents based on the 
          results of an inspection conducted on February 4, 1987 that 
          confirmed the tenants' complaints of defective hallway radiators 
          and poor general maintenance.  The inspector reported that all 
          public hall radiator handles were missing, that the public 
          hallways, floors and stairs were in need of sweeping and washing, 
          and that there was an accumulation of garbage in the basement area. 




















          ADM. REVIEW DOCKET NO.: BH 430366 RO

               On appeal, the owner asserts that the services are maintained.  
          The owner points to a rent restoration order under Docket No. USC - 
          000061 OR dated April 25, 1986 restoring rents reduced by an order 
          dated July 16, 1985.  The owner claims that the case addressed 
          similar items cited in the order herein under appeal. 
               
               The February 4, 1987 inspection confirmed the existence of 
          services decreases warranting rent reductions. Two (2) of the three 
          (3) conditions cited involved items of on-going and periodic 
          maintenance.  The fact that similar conditions may have been 
          addressed more than one year before suggests that the owner's 
          maintenance and repair measures were inadequate, or that the 
          conditions had been permitted to reoccur. 

               Division records do reveal, however, that the Administrator 
          granted the owner's application for rent restoration per Docket No. 
          BH 410007 OR, on September 29, 1987.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, and the City Rent Control Law, and the City Rent and Eviction 
          Regulations, it is 

               ORDERED, that the 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
                                          Acting Deputy Commissioner




                                                    

    

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