BI 430295-RO

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

          APPEAL OF                               DOCKET NO.:                  
          BI 430295-RO; 
                   ALBERT CORALLO,         
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     AJ 530025-B         


          On September 28, 1987, the above-named petitioner-owner filed an 
          Administrative Appeal against an order issued on August 31, 1987, 
          by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodations known as 567 West 
          149th Street, New York, New York, various apartments.

          The issue herein is whether the Rent Administrator properly reduced 
          the rents of various rent stabilized and rent controlled apartments 
          in the subject building.

          The Rent Administrator's order, appealed herein, determined that 
          the rent for rent stabilized apartments should be reduced to the 
          level in effect prior to the last rent guideline increase which 
          commenced before the effective date of the order based upon a 
          diminution of elevator services and further determined that the 
          maximum legal rent for rent controlled apartments should be reduced 
          by percentages of the maximum legal rent varying between 3 percent 
          to 13 percent.  The Rent Administrator's order was based upon an 
          inspection  held on January 6, 1987 which showed that the elevator 
          was not operating at the time of the inspection.

          On appeal, the petitioner-owner stated that he has done extended 
          repair work to the elevator and that, at present, it is in 
          satisfactory condition.  The owner adds that if the elevator was 
          inoperative at a particular time, it was because repairs were being 
          undertaken and parts were removed for replacement.  At such times, 
          signs were posted advising the tenants of repairs.  The owner 
          submitted copies of receipts showing elevator repair work done on 
          August 1, 1986 and August 19, 1987.

          BI 430295-RO

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          In the instant case, 25 tenants joined in a complaint filed on 
          December 6, 1986 alleging that the elevator was frequently 
          inoperable and does not ascend to the 6th floor.

          The complaint was sent to the owner on October 21, 1986 but no 
          response was received.

          The physical inspection on January 6, 1987 found that the elevator 
          was inoperative and the inspector did not note any signs posted 
          regarding repairs in progress.  No evidence was submitted by the 
          owner to the Administrator regarding repairs made after the 
          inspection and before the issuance of the order.

          Since the scope of review in administrative appeals is limited to 
          a review of the facts or evidence before the Administrator, the 
          evidence of repairs submitted by the owner for the first time with 
          the petition may not be considered, in the absence of any explana- 
          tion for the failure to submit this evidence before the issuance of 
          the Administrator's order.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for a reduction of the legal regulated rent to the level in 
          effect prior to the most recent guidelines adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          Required services are defined in Section 2520.6(r) to include 
          elevator services.      

          Section 2202.16 of the Rent and Eviction Regulations provides, that 
          an owner's failure to maintain essential services may result in an 
          order of decrease in maximum rent, in an amount determined by the 
          discretion of the Rent Administrator.  Essential services are 
          defined by Section 2200.3 to include elevator service.

          The Commissioner finds that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site physical inspection conducted on January 6, 1987, and that 
          pursuant to Section 2523.4(a) of the Code and Section 2202.16 of 
          the Rent and Eviction Regulations the Administrator was mandated to 
          reduce the rent upon determining that the owner had failed to 
          maintain services.

          BI 430295-RO

          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, and the Rent and Eviction Regulations for 
          New York City, it is,

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

          Upon a restoration of services the owner may separately apply for 
          a rent restoration.


                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner



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