CI120091RT; CI120098RT

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

          APPEAL OF                                  DOCKET NO.: CI120091RT
                      AARON SCHEINER                                         
                      FRITZI DE MAJO                 RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BL120058B   


          The above-named petitioner-tenants timely refiled petitions for 
          administrative review (PAR) of an order issued on July 28, 1988, by 
          the Rent Administrator, concerning the housing accommodations known 
          as Various Apartment at 40-15 Hampton Street, Elmhurst, New York, 
          wherein the Administrator determined that certain services were not 
          being provided, directed restoration of such services, and ordered 
          a rent reduction.

          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 administrative appeal.

          A review of the record reveals that on December 21, 1987 one tenant 
          filed a complaint of a decrease in building-wide services, alleging 
          that the elevator has been in and out of service all year.

          In answer to the complaint, the owner stated that the elevator is 
          kept in proper working condition pursuant to a service contract 
          with an elevator company.

          A physical inspection by a DHCR employee on February 22, 1988 
          revealed several defects in the operation of the elevator.

          Based on this inspection report, the Rent Administrator issued 
          orders reducing the maximum legal rent of all rent controlled 
          tenants in the building by $20.00 per month.

          In the petitions for administrative review, the tenants assert in 
          substance, that the elevator has several other defects that are not 
          listed in the Administrator's order.

          CI120091RT; CI120098RT

          The petitions were served on the owner and the owner responded that 
          the elevator is operating properly and that no violations were 
          reported when the NYC Buildings Department inspected the premises 
          in June 1988.

          After careful consideration, of the evidence of record, the 
          Commissioner is of the opinion that the petitions should be denied.

          The Rent Administrator's order accurately reflected the conditions 
          reported by the Division's inspector and pursuant to Section 
          2202.16 ordered a rent reduction in amounts reflecting the reduced 
          rental value of the premises because of the defects in elevator 
          service.  The general statement in the complaint regarding sporadic 
          service did not describe the specific defects raised by the tenants 
          in their petitions.  The tenants are advised to file new complaints 
          alleging in detail the problems they asserts should be 
          investigated, if these conditions persist. 

          THEREFORE, in accordance with the Rent and Eviction Regulations, 
          for the City of New York, it is

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Rent Administrator's order be, and the same hereby is, 


                                                    JOSEPH A. D'AGOSTA
                                                    DEPUTY COMMISSIONER

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