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 NOS. EB 210396-RT
                                         :              EC 210055-RT
       VARIOUS TENANTS OF 500 ST. JOHN'S                EC 210056-RT
       PLACE, BROOKLYN, NEW YORK                        EC 210057-RT
                           PETITIONER    :              EC 210058-RT
     ------------------------------------X              EC 210059-RT
                                                        EC 210061-RT             
                    
                                            RENT ADMINISTRATOR'S
                                            DOCKET NO. ZDA 230122-OM

          ORDER AND OPINION REMANDING PETITIONS FOR ADMINISTRATIVE REVIEW

     On February 22 and March 6, 1990 the above named petitioner-tenants timely 
     filed Petitions for Administrative Review against an order issued on 
     February 1, 1990, by the Administrator, 92-31 Union Hall Street, Jamaica, 
     New York, concerning housing accommodations known as various apartments of 
     500 St. John's Place, Brooklyn, New York, wherein the District Rent 
     Administrator determined that the owner was entitled to a rent increase 
     based on a major capital improvement consisting of the rewiring of the 
     subject premises.

     In these petitions, the tenants contend, in substance, that the Rent 
     Administrator's order is incorrect and should be reversed because:

          1)  the electrical work was not done to upgrade the wiring, but
              rather to permit individual metering in the building which
              should not qualify as a major capital improvement;

          2)  the rewiring was done in a poor and unworkmanlike manner as
              the lights dim whenever a major appliances is in use;

          3)  the tenants were not aware that DHCR inspectors would be at
              the building on January 4, 1990 and January 9, 1990 and do 
              not know which apartments were inspected or what the 
              inspectors did to ascertain tht there was no dimming of 
              lights; 

          4)  their rents have been increased twice in the past three
              years for a new burner and new entrance doors;

          5)  their rents were minimally reduced due to the rewiring for 
              individual metering, but their electric bills far exceed the
              rent reduction issued; and

          6)  DHCR has failed to follow its mandate of maintaining
              affordable housing units.









          DOCKET NUMBER: EB 210396-RT,  et al.
     The owner did not submit a response to these petitions.  

     The Commissioner notes that the issues raised on appeal were previously 
     considered by the Commissioner which resulted in an Order and Opinion 
     Remanding Proceeding on appeal issued May 3, 1990 under Administrative 
     Review Docket Nos EC 210062-RT et al.  The Commissioner deems it appropriate 
     to remand the instant petitions for further consideration in connection with 
     a proceeding currently pending before the Rent Administrator under Docket 
     No. EE 210014-RP (DA 230122-OM).

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

     ORDERED, that these petitions be, and the same hereby are granted to the 
     extent of remanding and consolidating them with Docket No. EE 210014-RP as 
     hereinabove specified.  As indicated in the Commissioner's prior order and 
     opinion the automatic stay of so much of the Rent Administrator's order as 
     directed a retroactive rent increase is hereby continued until a new order 
     is issued upon the remand.  However, the Administrator's determination as 
     to the prospective rent increase is not stayed and shall remain in effect 
     until the Administrator issues a new order upon remand.

     ISSUED:









                                                                   
                                          JOSEPH A. D'AGOSTA
                                      Acting Deputy Commissioner




                                                   
    

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