BF 110383-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.:   
                                                  BF 110383-RO
                    RICHARD                                         ALBERT,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      AK 130093-B 
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  
                                       IN PART


          On June 17, 1987, the above-named owner,  filed  a  petition  for
          administrative review of an order issued on May 21,  1987,  by  a
          Rent Administrator concerning the  housing  accommodation,  known
          as Apartment 3-K, 93-45 222nd Street, Queens Village,  New  York,
          wherein the owner was directed to restore services.

          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 for review.

          On September 17, 1986, the subject tenant  filed  an  application
          for a rent reduction based on  the  owner's  alleged  failure  to
          maintain services alleging inter alia dirty public area ,  defec-
          tive sidewalk and courtyard paving, and a defective door lock  in
          the vestibule entrance door.

          The owner interposed an answer to the tenant's complaint  wherein
          he alleged inter alia that the tenant's complaints  were  covered
          in a prior docket in which hearings were held and the  owner  was
          found to provide adequate repair and maintenance services to  the
          buildings.

          On February 4, 1987, a physical inspection of the subje t  apart-
          ment was carried out by the Division  of  Housing  and  Community
          Renewal (DHCR).  The inspector, in his  report,  noted  that  the
          complained of conditions were as alleged by the tenant.



          On May 21, 1987, the Rent Administrator  issued  the  order  here
          under review directing the owner to restore  the  following  ser-
          vices:

               1.   Outer hall and vestibule door locks need repair.
               2.   Vestibule area and roof landing require cleaning.
               3.   Sidewalks and walkways need repair.








          BF 110383-RO
          In his petition for  administrative  review  the  owner  requests
          reversal of the Rent Administrator's order alleging that a  prior
          docket held that entrance locks were not a  required  service  in
          the subject building, that the owner  has  two  maintenance  per-
          sonnel who clean the halls every  day,  and  that  an  inspection
          carried out by the Compliance Bureau found that the courtyard had 
          been repaired.

          After careful consideration the Commissioner is  of  the  opinion
          that this petition should be granted in part.

          The Commissioner notes that in Dockets BB 130149-RT et  al.  (QCS
          000151-B) it was held that,  with  the  exception  of  the  94-05
          building in this complex, entrance locks are not an essential  or
          required service.  Accordingly, the Commissioner finds that  item
          number one cited in the order here under review must  be  deleted
          therefrom.

          In regard to item number two cited by the Rent Administrator, the 
          Commissioner notes that the basis  of  the  order  was  not  that
          maintenance  services  were  not  being  provided.   Rather,  the
          administrator found these services  not  efficacious  as  to  the
          correction of conditions existing in the building, as evinced  by
          the inspector's report.  Accordingly, the Commissioner finds that 
          item number two should be sustained  as  a  basis  for  the  Rent
          Administrator's directive to restore service by correcting  these
          conditions.

          The Commissioner notes that the very nature of sidewalks, cement, 
          and concrete requires that regular maintenance  be  carried  out.
          Climate and conditions, such as  temperature,  rain,  ice,  etc..
          cause expansion and contraction of surfaces leading to  breakage.
          Conditions monitored at one point in  time  are  not  necessarily
          probative of later or  earlier  conditions.   Accordingly,  prior
          administrative determinations have relied upon the greater weight 
          of later inspections occurring prior to the issuance of  Adminis-
          trator's order (whether  they  evince  repair  or  recurrence  of
          breakage).  The Commissioner notes that the owner has urged that



          the Commissioner rely upon the March 26, 1987 inspection  of  the
          premises (mentioned in the April 9, 1987  Compliance  letter  at-
          tached to the petition) and, indeed, the Commissioner has  relied
          on this inspection in prior cases as evidence of  repair  on  the
          date indicated.  However, in  the  instant  case  the  inspection
          relied on by the Administrator specifically cited  sidewalks  and
          walkways whereas the Compliance Bureau's March 2 ,  1987  inspec-
          tion cited the courtyard and building front leading to t e  base-
          ment.  Accordingly the Commissioner finds that item number  three
          cited in the order under review should be sustained  as  a  basis
          for the administrator's order.


          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, it is         

          ORDERED, that this petition be, and the same hereby  is,  granted







          BF 110383-RO
          in part and that the Rent Administrator's order be, and the  same
          hereby is, modified to delete item number one.  In all other re- 
          spects the Rent Administrator's order is affirmed.


          ISSUED:


                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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