ADM. REVIEW DOCKET NO.: EL 630114 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.:               
                                                 EL 630114 RO 
                                              :
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.: DF 630179 OR 
          PARKCHESTER MANAGEMENT CORP.       
          c/o ROSENBERG & ESTIS, P.C.            PREMISES: 22 Metropolitan 
                                                           Oval, Bronx,     
                                                           N.Y.

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The  above-named  owner  filed   a   timely   petition   for
          administrative review of an order issued concerning  the  housing
          accommodations relating to the above described docket number.

               The Commissioner has reviewed all of  the  evidence  in  the
          record and has carefully considered that portion  of  the  record
          relevant to the issues raised by the petition.  

               The owner commenced this proceeding by filing an application 
          asserting that  it  had  restored  and  was  maintaining  certain
          services in the subject building.

               Thereafter,  on  May  21,  1990  and  on  October  24,  1990
          inspections of  the  subject  premises  were  conducted  by  DHCR
          inspectors who found that certain services had been restored  but
          that there was still peeling paint and plaster  on  the  basement
          walls, especially the area near the back door.

               The Rent Administrator found a partial restoration of  these
          services and further ordered, a partial restoration of t e  rent-
          controlled tenants' rents.  The owner's  application  to  restore
          the rents of the rent stabilized tenants was denied.



               In  the  petition  for  administrative  review,  the   owner
          requests reversal of the Rent Administrator's order alleging that 
          the services  in  issue  are  normal  maintenance,  are  promptly
          attended to, are of a recurring nature and it is further  alleged
          that there  is  not  an  identity  of  location  of  the  alleged
          condition.

               After careful consideration,  the  Commissioner  is  of  the






          ADM. REVIEW DOCKET NO.: EL 630114 RO
          opinion that the petition should be denied. 

               The  Commissioner  notes  that  although   the   owner   has
          characterized the  cited  condition  as  normal  maintenance  and
          something which is "promptly attended  to,"  the  record  reveals
          that "normal maintenance" did not, in this case,  include  prompt
          attention to the cited condition between the  dates  of  the  two
          inspections conducted five months  apart  on  May  21,  1990  and
          October 24, 1990.  In the opinion of the Commissioner an item  of
          normal maintenance would have been  corrected  within  this  time
          span. 

               The  Commissioner  further  notes  that  the  original  rent
          reduction and both inspection reports cite the identical location 
          - the basement walls near the back door. 

               The owner's contention that the  cited  condition  is  of  a
          recurring nature is not only insufficient reason to  disturb  the
          Rent  Administrator's  order  but,  in   the   opinion   of   the
          Commissioner  is  reason  a   fortiori   to   affirm   the   Rent
          Administrator's  order.   During  the  proceeding  under   review
          conditions recurred between the filing of the application and the 
          first  inspection  and  again  between  the  first   and   second
          inspections.  Defective conditions recurring with  such  alacrity
          should put the owner on notice either to increase  the  instances
          of, or to shorten the intervals between  normal  maintenance,  to
          use a more weather or moisture-resistant type of paint,  or  find
          anther solution which would ensure that its tenants are not  made
          to suffer the continued disrepair of the premises. 

               The Commissioner notes that while the  owner  questions  the
          findings of fact the record clearly reflects  those  findings  by
          virtue of DHCR inspections which occurred on May 21, 1990 and  on
          October 24, 1990.

               Accordingly,  the   Commissioner   finds   that   the   Rent
          Administrator properly determined that the owner  had  failed  to
          restore all services based on the evidence of the record, 




          including the results of the physical inspections of the  subject
          premises, and correctly denied rent  restorations  for  the  rent
          stabilized  tenants   and   correctly   partially   denied   rent
          restorations for the rent controlled tenants.

               This Order and Opinion is issued without  prejudice  to  the
          owner's rights as they may pertain to a de  novo  application  to
          the  Division  for  a  restoration  of  rents  based   upon   the
          restoration of services.

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

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






          ADM. REVIEW DOCKET NO.: EL 630114 RO

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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