STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:  EL630083RO
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DC610163OR

               On December 10, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued November 19, 1990. The order concerned various 
          housing accommodations located at 1920 McGraw Ave, Bronx, N.Y.  The 
          Administrator granted in part the owner's application for rent 

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The owner commenced this proceeding on March 28, 1989 by 
          filing an Application for Rent Restoration wherein it alleged that 
          it had restored services for which a rent reduction order bearing 
          Docket No. BH610109B had been issued.  The Commissioner notes that 
          the rents were ordered reduced based on findings of defective 
          vents, peeling paint on bottom part of basement wall, waterstained 
          Section "A" stairwell wall, waterstained Section "B" stairwell 
          walls and floors and graffiti on seventh floor stairwell walls.  
          The Administrator also cautioned the owner to paint the Section "B" 
          stairwell ceilings but did not order a rent reduction for this 
          condition.  The Commissioner further notes that the issue of 
          defective vents is no longer an active issue in this proceeding.

               The tenants were served with copies of the application  and 
          afforded an opportunity to respond. 
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on May 31, 1990.  The 
          building was reinspected on October 25, 1990.  The inspector 
          reported that there was evidence of peeling paint and plaster on 
          the bulkhead wall of Section "B".  The inspector also reported that 


          all other services had been restored.

               The Administrator issued the order here under review on 
          November 19, 1990.  With respect to rent controlled tenants the 
          Administrator granted the owner's application in part.  Rent 
          restoration of $3.00 per month was ordered based on the inspector's 
          report.  The Administrator advised the owner to refile for the 
          remaining $1.00 per month when services were fully restored.  The 
          application was denied with respect to rent stabilized tenants.

               On appeal the owner, represented by counsel, states that the 
          service reported as not being maintained is one requiring normal 
          maintenance, is promptly attended to and is of a recurring nature.  
          The owner further states that the work has been completed but 
          simply recurs and is done again.  The petition was served on the 
          tenants on February 4, 1991. 

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted.

               The Commissioner notes that the Administrator did not order a 
          rent reduction for the condition regarding the Section "B" bulkhead 
          wall.  The fact that the Administrator cautioned the owner to paint 
          the stairwell ceilings should not have compelled the Administrator 
          to deny complete rent restoration in this proceeding.  The 
          Commissioner's review of the record reveals that the owner has 
          restored all services.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulations it is 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, modified to grant the owner's petition.  Rent 
          restoration for rent stabilized tenants shall be effective July 1, 
          1989 and the maximum/legal regulated rents are hereby restored to 
          the levels in effect prior to the rent reduction plus subsequent 
          lawful increases.  Any rent controlled tenant who owes arrears may 
          pay off said arrears in installments of $1.00 per month.  Any rent 
          stabilized tenants who owe arrears may pay off said arrears in 
          twelve (12) equal monthly installments. Any tenant who vacates the 
          apartment or who has previously vacated owes arrears immediately.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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