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 
          APPEAL OF                               ADMINISTRATIVE REVIEW
                                                  DOCKET NOS: DI610012RO
          Vermoshi Realty Co. c/o Zef Selca
                                                  RENT ADMINISTRATOR'S 
                                                  DOCKET NO: DB630107OR

                                   PETITIONER
          --------------------------------------x

          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW, 
                                       IN PART

          On September 8, 1989, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          August 14, 1989 by the Rent Administrator, concerning the housing 
          accommodation known as 2504 Bronx Park East, Bronx, New York
          wherein the Administrator determined the owner's application to 
          restore rents previously reduced per Docket No. BF 610099 B, based 
          on findings that the intercom system was inaudible and the public 
          halls were dirty.

          The owner filed for rent restoration stating that all repairs 
          requested by the tenants had been addressed and included providing 
          adequate janitorial services and a new intercom system.

          Several tenants responded in basically identical answers that, in 
          pertinent part, the hallways were cleaned adequately once a week by 
          a part-time porter, but that the new intercom system was faulty.  
          Other tenants contended that the owner had failed to restore either 
          service.

          An inspection held on July 29,1989 revealed the public halls to be 
          in need of sweeping and mopping, as well as tenants' names missing 
          form the north wing vestibule directory panel.  A spot check of the 
          intercom system in several apartments found it to be working 
          adequately with the exception of Apartment 5K (which is registered 
          as a rent stabilized unit).  Based on the inspector's findings the 
          Rent Administrator denied the owner's rent restoration application.

          On appeal, the owner contends the tenants' names are listed 
          properly, and that the public halls are clean.













          Docket No. DI-610012RO        - 2 -


          The Rent Administrator's order is hereby amended to delete the 
          Administrator's findings pertaining to the vestibule directory 
          panel as a basis for denying the rent restoration.  The condition 
          was not cited as a predicate for the rent reduction, and 
          consequently cannot be made a predicate for rent restoration.

          However, the Commissioner affirms the Rent Administrator's finding 
          of public halls in need of sweeping and mopping as proper grounds 
          to deny rent restoration.  The Administrator rendered the decision 
          based on the observations of the Division's inspector.  The 
          inspector, a rent agency employee, was not a party to the 
          proceeding, and not an advisory to either the tenant or the owner.  
          His impartial observations, properly placed in the record for the 
          Administrator's consideration, were entitled to and were afforded 
          great weight.  

          For rent stabilized tenants, rent reductions are imposed for any 
          service decrease and the owner may not collect any increase in 
          rents or have the rents restored until the Administrator issues an 
          order restoring the rent predicated on a restoration of all 
          services.  The owner filed for rent restoration stating that all of 
          the service decreases cited had been corrected, when in fact, the 
          public halls were found to require cleaning.  Consequently no rent 
          restoration was warranted. 

          For rent controlled tenants, specific monetary reductions are 
          imposed for each service decrease, and the Administrator may grant 
          partial rent restoration.  Since, the Rent Administrator found that 
          the intercom system to be operating adequately the owner was 
          entitled to a partial rent restoration.  

          The owner is advised to file another rent restoration application 
          if public hallways are being properly cleaned and maintained.

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

          ORDERED the owner's petition be granted, in part, to the extent of 
          amending the Rent Administrator's order to delete panel directory 
          missing names as a basis for denying the rent restoration. It is 
          further

          ORDERED, that the Rent Administrator's order be amended to reflect 
          that maximum legal rent for rent controlled tenants be restored in 
          the amount of $4.00 per month, plus lawful increases, effective 
          September 1989, predicated on repairs to the intercom system.  It 
          is further












          Docket No. DI-610012RO        - 3 -





          ORDERED, that the Rent Administrator's order be affirmed insofar as 
          the order denied rent restoration based on findings that public 
          halls required sweeping and mopping.

          ISSUED:

                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner






    

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