DOC. NO.: BK 130253-RO
                                 STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

         APPEAL OF                               DOCKET NO. BK 130253-RO
                     RHODES REALTY INC.,     :   RENT ADMINISTRATOR'S
                                 PETITIONER  :   DOCKET NO. AJ 130038-B


         On November 7, 1987 the above-named petitioner-landlord filed a 
         Petition for Administrative Review against orders issued on October 9, 
         1987 by the Rent Administrator, 92-31 Union Hall Street, Jamaica, New 
         York concerning housing accommodations known as 111-23 76th Road, 
         Forest Hills, New York, various apartments, wherein the Administrator 
         found a reduction in essential services and reduced the legal maximum 
         rents of all rent controlled apartments in the subject premises by 
         $3.00 per month, effective as of November 1, 1987.  Said orders were 
         predicated upon a report of physical inspection which disclosed "Wall 
         above mailboxes cracked, loose and paint peeling."

         In this petition for administrative review the landlord contends, in 
         substance,that the condition for which the rents were reduced was not 
         specified in the complaint, and thus the Administrator's order should 
         be reversed.

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

         The instant matter stems from a Complaint of a Decrease in Building- 
         wide Services filed with the Division in October 1986 in which it is 
         alleged, among other things, that the public areas were not being 
         adequately maintained; and that "part of hallway needs painting".  In 
         response to this complaint the landlord submitted a 1980 invoice for 
         the painting of the hallways from the first to the fifth floors.

         The Commissioner is of the opinion that the instant complaint was 
         sufficiently explicit to put the landlord on notice to require it to

         DOC. NO.: BK 130253-RO

         investigate the condition of the public areas rather than rely
         on work which was performed six years earlier.  Accordingly, the 
         Commissioner finds that the Rent Administrator's orders, based on the 
         report of a physical inspection, are correct and should be affirmed.

         The Commissioner notes that pursuant to orders (CC120084-OR) issued on 
         January 1, 1989 the maximum legal rents of the subject accommodations 
         were restored based upon a finding by the Administrator that the 
         condition which is the subject of this proceeding had been corrected.

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

         ORDERED that this petition be, and the same hereby is denied; and that 
         the orders of the Rent Administrator be, and the same hereby are 


                                                 JOSEPH A. D'AGOSTA
                                                 Deputy Commissioner

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