ADM. REVIEW DOCKET NO.: FL 630015 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.:               
                                                 FL 630015 RO
                                              :
                                                 DISTRICT RENT            
                                                 ADMINISTRATOR'S DOCKET   
                                                 NO.:
             PARKCHESTER MANAGEMENT CORP./       FF 630248 OR
             AMIT SIKDAR
                              PETITIONER      :  SUBJECT PREMISES:
          ------------------------------------X  1554 Unionport Road         
                                                      Bronx, N.Y.

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named owner filed a timely petition for 
          administrative review of the Administrator's order issued on 
          December 2, 1991 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 on April 20, 1989 by 
          filing an application asserting that it had restored and was 
          maintaining certain services in the subject building for which a 
          rent reduction had been ordered.

               Thereafter, an on-site inspection of the subject building on 
          August 29, 1991 revealed that although some defective conditions 
          had been repaired, "Section B bulkhead walls have peeling paint and 
          plaster." 

               The Administrator found a partial restoration of these 
          services and further ordered a partial restoration of the rent- 
          controlled tenants' rents.  The owner's application to restore the 
          rents of the rent-stabilized tenants was denied. 

















          ADM. REVIEW DOCKET NO.: FL 630015 RO

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

               After careful consideration, the Commissioner is of the 
          opinion that the petition should be denied. 

               The Commissioner notes that although the owner has 
          characterized the cited conditions 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 conditions between the filing of the 
          application and the physical inspection.  The owner had sufficient 
          time to make the required repairs or offer to the Administrator 
          proof of completed repairs subsequent to the inspection but prior 
          to the issuance of the order.  In the opinion of the Commissioner, 
          an item of normal maintenance would have been corrected within 
          these time periods.  

               The Commissioner further notes that the original rent 
          reduction and the inspection report cite the same defective 
          conditions at the identical location - peeling paint and plaster on 
          Section B bulkhead walls.

               The owner's contention that the cited conditions are of a 
          recurring nature is not only insufficient reason to disturb the 
          Administrator's order, but in the opinion of the Commissioner, is 
          reason a fortiori to affirm the order.  During the proceeding under 
          review, conditions recurred between the filing of the application 
          and the inspection.  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 to find another 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 the DHCR inspection which occurred on August 29, 1991.








               Accordingly, the Commissioner finds that the Administrator 
          properly determined that the owner had failed to restore all 






          ADM. REVIEW DOCKET NO.: FL 630015 RO

          services based on the evidence of the record, including the results 
          of the on-site inspection of the subject premises, correctly denied 
          rent restoration applications for the rent-stabilized tenants and 
          correctly partially denied rent restoration applications 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, 
          it is

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

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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