GA630089RO

                                  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.:  GA630089RO
                                                  
          PARKCHESTER MANAGEMENT CORP.            RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FD630211OR
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On January 22, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued January 16, 1992. The order concerned various 
          housing accommodations located at 1596 Unionport Road, Bronx, N.Y.  
          The Administrator denied the owner's rent restoration application.

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

               The owner commenced this proceeding on April 22, 1991 by 
          filing an Application for Rent Restoration wherein it alleged that 
          it had restored services for which a rent reduction order bearing 
          Docket No. BH610066B had been issued.  The Commissioner notes that 
          the rents were ordered reduced based on findings of defective 
          vents; basement in need of cleaning; peeling paint and plaster on 
          basement walls; wall throughout Sections "A" and "B" are 
          discolored, waterstained,  cracked, blistered and peeling paint and 
          plaster; waterstained floors throughout Sections "A" and "B"; 
          graffiti on Section "B" walls and Section "B" steps waterstained 
          and in need of cleaning.  The Commissioner further notes that the 
          issue of the defective vents is no longer an active issue in this 
          proceeding and that the owner was granted partial rent restoration 
          in an order bearing Docket No. DI630015OR.  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 November 18, 1991.  The 
          inspector reported that there was evidence of peeling paint and 
          plaster on the Section "B" bulkhead walls. The Administrator issued 
          the order here under review on January 16, 1992 and denied the 












          GA630089RO

          application.

               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 March 16, 1992. 

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

               The Commissioner notes that although the owner has 
          characterized the cited condition as normal maintenance and 
          something which is "promptly attended to" but recurs, the record 
          reveals that "normal maintenance" did not, in this case, include 
          prompt attention to the cited condition between the dates of the 
          inspection in this proceeding and those conducted in accordance 
          with Docket No. DI630015OR, which were more than one year apart.  
          In the opinion of the Commissioner, an item of normal maintenance 
          would have been corrected within this time span and, if corrected 
          properly, would not have reappeared.  The Commissioner further 
          notes that the original rent reduction order and the corresponding 
          inspection reports in the restoration proceedings cite the same 
          defective condition at the identical location.

               The Commissioner notes that while the owner questions the 
          findings of fact, the record clearly reflects those findings by 
          virtue of the DHCR inspections described above. Accordingly, the 
          Commissioner finds that the Administrator properly determined that 
          the owner had failed to restore all services based on the evidence 
          of record, including the results of the on-site physical 
          inspections of the subject premises.  The Administrator correctly 
          denied the rent restoration application.

               This order and opinion is without prejudice to the owner's 
          right to file a new rent restoration application based upon 
          restoration of the remaining services.  The Commissioner further 
          notes that the rent reduction proceeding has been remanded to the 
          Administrator for further processing wherein the issue of whether 
          a rent reduction was warranted is being reexamined.  If the orders 
          are revoked pursuant to the remand, the rents will be restored as 
          of the original effective date of the reduction.  If the orders are 
          affirmed without modification, the owner's rights to restoration of 
          the rents based on applications previously or subsequently filed or 
          pending will not be affected.  If the orders are amended, the owner 
          may have to file new applications to restore based on the 
          restoration of services cited in the modified rent reduction 
          orders.

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






          GA630089RO


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

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                     






    

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