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

          APPEAL OF                               DOCKET NO.:  GC630052RO
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FF630229OR

               On March 20, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued March 19, 1992. The order concerned various 
          housing accommodations located at 1604 Metropolitan Avenue, Bronx, 
          N.Y.  The Administrator granted the owner's rent restoration 
          application in part 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 June 19, 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. BH610089B had been issued.  The Commissioner notes that the 
          rent was reduced based on findings of defective vents, basement and 
          stairwell steps requiring cleaning, basement walls and stairway 
          walls of the "B" line on the sixth, seventh and ninth floors with 
          peeling paint and plaster and waterstained walls of section "A" and 
          "B" stairways.  The Commissioner also notes that the issue of the 
          defective vents has been deleted by the Administrator and is no 
          longer an active issue in this proceeding and that, in Docket No. 
          DD630129OR the Administrator found that all services had been 
          restored except for the basement and bulkhead walls.  In Docket No. 
          EL630172RO, the Commissioner ordered that the issue of the bulkhead 
          walls was not one that the owner was on notice to correct.  The 
          sole remaining issue to be determined is that of the basement 

               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 February 26, 1992.  The inspector reported that there 
          was evidence of peeling paint and water damage to the bulkhead 
          walls. All other services were found to have been restored

               The Administrator issued the order here under review on March 
          19, 1992.  Rent restoration of $1.00 per month was ordered for rent 
          controlled tenants.  The owner was given leave to refile for the 
          remaining $1.00 per month when services were fully restored.  The 
          application was denied with regard to rent stabilized tenants.

               On appeal the owner, as represented by counsel, states that 
          the services reported as not being maintained are ones requiring 
          normal maintenance, are promptly attended to and are of a recurring 
          nature.  The owner further states that the work has been completed 
          but simply recurs and is done again and that the conditions cited 
          in the rent reduction and rent restoration orders are at different 
          physical locations.  The petition was served on the tenants on 
          April 9, 1992.  

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

               The Commissioner notes that, pursuant to the order issued in 
          Docket No. EL630172RO, the only issue to be decided regarding this 
          rent restoration application is whether or not the owner corrected 
          the condition involving the basement walls.  The physical 
          inspection revealed that the owner had done so. The issue of the 
          bulkhead walls was removed from this proceeding by the Commissioner 
          in Docket No. EL630172RO.  Since the owner has restored all 
          services required by Docket No. BH610089B, the order here under 
          review is modified to grant rent restoration of $2.00 per month for 
          rent controlled tenants effective April 1, 1992. Rent restoration 
          is also granted for rent stabilized tenants and the rents are 
          restored to the level in effect prior to the rent reduction order 
          plus all lawful subsequent increases effective August 1, 1991.

               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.  Any rent controlled tenant 
          who owes arrears based on the Commissioner's determination herein 
          may pay off said arrears in installments of $1.00 per month.  Rent 
          stabilized tenants may pay off arrears in twelve (12) equal monthly 
          installments.  Any tenant who vacates owes arrears immediately.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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