ADM. REVIEW DOCKET NOS.: DC 110175 RT ET AL.
                                  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
          APPEALS OF                             DOCKET NOS.:                
                                                 DC 110175 RT;
                                                 DC 110356 RT;
                                              :  DC 110379 RT;
                                                 DD 110415 RT
                 VARIOUS TENANTS                                          
                                                 RENT ADMINISTRATOR'S 
                                                 DOCKET NO.: 
                                                 CE 110179 OR
                              PETITIONERS     : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW


               The above referenced petitioner-tenants filed timely Petitions 
          for Administrative Review (PARs) against an order issued on March 
          20, 1989 by the Rent Administrator at Gertz Plaza, Jamaica, New 
          York, concerning the accommodations known as 117-01 Park Lane 
          South, Queens, New York, wherein the Administrator determined the 
          owner's application filed on July 25, 1988 to restore rents reduced 
          by an order issued July 18, 1988 per Docket No. BH 130148 B.

               The challenged order restored the rents based on the results 
          of an inspection conducted on October 10, 1988 that confirmed the 
          owner's assertions that the conditions that gave rise to the rent 
          reductions had been remedied.  The inspector reported that the 
          elevator and the laundry room equipment were working properly, and 
          that the roof and basement doors were locked.  

               On appeal, as below, the tenants continue to assert that 
          services remain inadequate.

               The inspector's report confirmed the owner's statements that 
          the elevator is serviced and maintained regularly by the owner's 
          elevator contractor, that the roof door is locked from the inside 
          as per the City Building Code and Housing Maintenance Code, which  
          expressly permits a hook and eye latch for roof doors, and that, 
          while workmen open basement doors occasionally to perform their 


















          ADM. REVIEW DOCKET NOS.: DC 110175 RT ET AL.

          duties, staff has been alerted to keep the doors secured at all 
          times.  It is also noted that in a Commissioner's order and opinion 
          issued on September 23, 1992 (Docket Nos. CB 130183 RO and CC 
          110415 RO) open roof and basement doors were revoked as bases for 
          rent abatements, in the absence of evidence of broken or defective 
          equipment or of a chronic situation.  

               The evidence of record does not support the tenants' 
          contentions of continuing services decreases.

               The tenants' complaint of inadequate laundry room ventilation 
          was not a factor in the underlying rent reduction proceedings and, 
          therefore, is not pertinent to these proceedings, notwithstanding 
          that the owner has acknowledged that the laundry room ventilation 
          system was under repair.

               This determination is issued without prejudice to the tenants' 
          right to file complaints for current service decreases, if any.

               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 tenants' petitions be and the same hereby 
          are, denied, and that the Administrator's order be, and the same 
          hereby is, affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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