GB630291RO

                                  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.: GB630291RO
                                                  
          PARKCHESTER MANAGEMENT CORP.            RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FF630047OR
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On February 12, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued February 3, 1992. The order concerned various 
          housing accommodations located at 1314 Virginia Avenue, 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 June 10, 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. BH610109B had been issued.  The Commissioner notes that the 
          rents were ordered reduced based on findings of defective vents; 
          parts of basement walls in need of painting; waterstained stairwell 
          walls of Section "A" and "B"; part of mezzanine wall of Section "A" 
          as well as fourth and fifth floors in need of painting; second and 
          thrid floor walls of Section "B" cracked and graffiti on third 
          floor walls of Section "B".  The Commissioner further notes that 
          the issue of the defective vents is no longer an active issue in 
          this proceeding and that, in Docket No. DC610163OR, the rents were 
          ordered restored for all conditions except the peeling paint and 
          plaster on the basement walls. 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 December 23, 1991. The 
          inspector reported that there was evidence of peeling paint and 
          waterstains on the basement walls. The Administrator issued the 
          order here under review on February 3, 1992 and denied the 
          application based on the inspector's report.  












          GB630291RO

               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 April 10, 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 in Docket No. DC610163OR, 
          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 







          GB630291RO

               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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