ADM. REVIEW DOCKET NO.: BJ 430027 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.:               
                                                 BJ 430027 RO 
                                              :
                                                 DRO ORDER NO.:           
                                                 BB 430106 B              
                    E.G.A. ASSOCIATES        
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On October 23, 1987, the above named petitioner-owner filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          September 22, 1987 by the Rent Administrator at Gertz Plaza, 
          Jamaica, New York, concerning the housing accommodations known as 
          324-326 East 66th Street, New York, NY, wherein the Administrator 
          determined the tenants' complaint of a reduction of certain 
          building wide services.

               The challenged order reduced the rent controlled tenants' rent 
          by $1.00 per month based on the results of an inspection conducted 
          on May 13, 1987, that confirmed the tenants' complaint of a 
          defective building door.  The inspector reported that the building 
          vestibule doorcheck required adjustment because the door slammed 
          shut.  Rent stabilized tenants were not granted rent reductions.  
          However, the owner was directed to restore services to the required 
          level by correcting the condition. 

               On appeal the owner argues that the order was inconsistent, in 
          that it granted rent controlled tenants rent reductions while 
          denying them for rent stabilized tenants, and that the condition 
          was too subjective to serve as a predicate for rent reductions.    
           


















          ADM. REVIEW DOCKET NO.: BJ 430027 RO

               One tenant responded to the owner's petition.  The tenant 
          alleged that the condition was caused by the excessive daily use
          of the lobby door by messengers of a bicycle messenger service on 
          the first floor, or that it was adjusted to allow easy access for 
          the bicycle messengers.  The tenant also alleged that the owner was 
          cited by the City Building Department for renting the apartment to 
          a messenger business, in violation of the Building Code.

               Proceedings per Docket No. BB 420160-B establish that the 
          Administrator denied the tenant's complaint involving the identical 
          condition, based on the results of an inspection conducted on July 
          28, 1987 that found that the front and lobby doors had been 
          repaired.  Rent reductions are not normally imposed when the 
          Administrator has evidence before an order is issued that 
          conditions have been rectified.  The record mandates that the rent 
          reductions granted must be revoked and also renders moot further 
          discussion of other issues raised by the owner on appeal. 

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, the City Rent Control Law and the Rent 
          and Eviction Regulations, it is

               ORDERED, that the owner's petition be granted, and that the 
          Administrator's rent reduction order be revoked.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    

    

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