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

          APPEAL OF                               DOCKET NO.:  EL630169RO
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DG610160OR

               On December 17, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued December 7, 1990. The order concerned various 
          housing accommodations located at 1590 Unionport Road, Bronx, N.Y.  
          The Administrator granted in part the owner's application for rent 
          restoration with regard to rent controlled tenants and denied the 
          application with regard to rent stabilized tenants.  

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

               The owner commenced this proceeding on April 25, 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. BH610065B had been issued.  The Commissioner notes that 
          the rents were ordered reduced based on findings of defective 
          vents; graffiti on stairwell walls of basement and mezzanine; and 
          peeling paint and plaster on Section "A" stairwell walls, basement 
          walls, and walls of mezzanine, second, third, fourth and fifth 
          floors.  The Administrator also directed the owner to correct 
          certain other conditions for which a rent reduction was not 
          ordered, including peeling paint and plaster on the Section "B" 
          bulkhead walls.  The Commissioner further notes that the issue of 
          the 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 14, 1990.  The 
          building was reinspected on October 30, 1990.  The inspector 
          reported that the Section "B" bulkhead walls were not painted.  The 


          inspector also reported that all other services had been restored.

               The Administrator issued the order here under review on 
          December 7, 1990.  With respect to rent controlled tenants the 
          Administrator granted the owner's application in part.  Rent 
          restoration of $6.00 per month was ordered based on the inspector's 
          report.  The Administrator advised the owner to refile for the 
          remaining $2.00 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 January 22, 1991. 

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

               It is apparent from a review of the Administrator's order that 
          a rent reduction was not ordered for the condition regarding the 
          Section "B" bulkhead.  It is also apparent that the owner restored 
          all services for which a rent reduction was ordered.  Therefore, 
          the Commissioner is of the opinion that the order here under review 
          should have been granted in full.  Rent restoration of $8.00 per 
          month should have been ordered for rent controlled tenants 
          effective January 1, 1991 and the rents of rent stabilized tenants 
          should have been fully restored effective November 1, 1989.  The 
          Administrator's order is modified accordingly, and is affirmed as 

               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, affirmed as modified herein.  Any rent controlled tenant 
          who owes arrears based on the Commissioner's determination may pay 
          off said arrears in installments of $2.00 per month.  Any rent 
          stabilized tenant who owes arrears based on the Commissioner's 
          determination may pay off said arrears in twenty four (24) equal 
          monthly installments.  Any tenant who vacates owes arrears 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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