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

          APPEAL OF                              DOCKET NO.:              
                                                 FC - 630058 - RO 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NOS.:                
                                                 EK - 630009 - OR 
                                                 (DH - 630118 - B)
              BEACH REALTY ASSOCIATES                                    

                              PETITIONER      : 


               On March 6, 1991, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on February 
          11, 1991, by the Rent Administrator, concerning the housing 
          accommodation known as 1478 Beach Avenue, Bronx, New York, various 
          apartments, wherein the Administrator determined that the owner had 
          partially corrected the conditions upon which the reduction order 
          was issued and partially granted the owner's application for a 
          restoration of rent.  In the orders relating to rent-controlled 
          tenants, the maximum/legal regulated rent was restored in the 
          amount of $11.00 per month, plus all lawful increases granted 
          subsequent to the order reducing rent.  The Rent Administrator 
          further determined that no rent restoration was warranted for rent- 
          stabilized tenants.  The Rent Administrator's determination was 
          based on an inspection held on December 18, 1990, which showed that 
          the owner had completed various repairs but had not repaired the 
          vestibule door buzzer and release mechanism.  

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

               The issue herein is whether the Rent Administrator properly 
          issued the appealed order which partially granted the owner's 
          application for a restoration of rent.

          ADM. REVIEW DOCKET NO.: FC - 630058-RO

               On appeal, the petitioner-owner essentially claimed that the 
          Rent Administrator erred by denying it a full restoration of rent 
          because it had repaired the vestibule door buzzer and release 
          mechanism nine times between December 23, 1988 and December 28, 
          1990 and that the mechanism is subject to constant vandalism.  The 
          owner submitted the same evidence that had been submitted to the 
          Administrator on January 17, 1991.  

               After a careful consideration of the entire evidence of record 
          the Commissioner is of the opinion that the administrative appeal 
          should be denied.

               The owner filed an application to restore the rent of various 
          rent regulated apartments in the subject premises on October 24, 
          1990, certifying that all repairs which were the subject of the 
          Rent Administrator's reduction order had been restored.

               On December 18, 1990, a staff member conducted an inspection 
          which showed that all repairs had been made with the exception of 
          the vestibule-door buzzer and release mechanism.  The results of 
          the inspection were sent to the owner on January 3, 1991 with 
          instructions to submit evidence that the condition has been 

               In a response dated January 17, 1991, the owner submitted 
          invoices showing repairs to the door lock release mechanism several 
          times between December 23, 1988 and December 28, 1990.  Since none 
          of the evidence of repairs postdated the January 3, 1991 notice  to 
          the owner describing the condition reported by the inspector, the 
          rent restoration application was denied.  

               The Commissioner notes that the evidence submitted by the 
          owner on appeal does not conclusively show that the deficiency 
          noted on the inspector's report was completed in a workmanlike 
          manner at any time before the issuance of the Rent Administrator's 
          order, on February 11, 1991. 

               The invoice from Moses Communications, Inc., dated December 
          28, 1990, established that some work was done, but it does not show 
          that both the buzzer and release mechanism were restored. 

               Accordingly, the Commissioner finds that the Rent 
          Administrator properly issued the appealed order, which partially 
          granted the owner's application for a restoration of rent.

               Furthermore, a review of the Division's records reveals that, 
          on September 26, 1991, in Docket No. FA 630067 - OR, the Rent 

          ADM. REVIEW DOCKET NO.: FC - 630058-RO

          Administrator issued a full restoration of rent effective March 1, 
          1991 for Rent Stabilized apartments and a restoration of rent in 
          the amount of $6.00 per month, effective October 1, 1991 plus all 
          lawful increases granted subsequent to the order reducing rent for 
          Rent Controlled apartments in the subject building.

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

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


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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