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

          APPEAL OF                               DOCKET NO.:  EL630185RO
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DH630161OR           

               On December 12, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued December 5, 1990. The order concerned various 
          housing accommodations located at 1580 Metropolitan Ave, 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 March 21, 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. BH610090B had been issued.  The Commissioner notes that 
          the rents were ordered reduced based on findings of defective 
          vents; stairwell steps of Sections "A" and "B" and basement in need 
          of cleaning; garbage odors emanating from basement; basement damp 
          and wet; and graffiti on stairway walls of first floor "A" line and 
          main floor of "B" line. 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 25, 1990.  The 
          building was reinspected on October 26, 1990.  The inspector 
          reported that there was evidence of peeling paint and plaster on 
          the basement walls. The inspector also reported that all other 
          services had been restored.


               The Administrator issued the order here under review on 
          November 21, 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 $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 24, 1991. 

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

               The Commissioner's review of the rent reduction order issued 
          in Docket No. BH610090B reveals that the Administrator never 
          ordered a rent reduction based on a finding of peeling paint and 
          plaster in the basement.  The owner was never on notice to correct 
          this condition.  Since the Administrator found that all other 
          services had been restored, the rent restoration application should 
          have been granted in full for rent controlled and rent stabilized 
          tenants.  With regard to rent controlled tenants, the rents are 
          restored in the amount of $5.00 per month plus all lawful increases 
          granted subsequent to the order reducing rent.  the restoration 
          shall be effective January 1, 1991.  With regard to rent stabilized 
          tenants the rents are hereby restored to the levels in effect prior 
          to the rent reduction plus subsequent lawful increases effective 
          April 1, 1989.

               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.  If any rent controlled 
          tenant owes arrears based on the Commissioner's decision herein, 
          the arrears shall be paid off in installments of $2.00 per month. 
          Any rent stabilized tenant who owes arrears may pay off the arrears 
          in twenty four (24) equal monthly installments.  Any tenant who 
          vacates owes arrears immediately.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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