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.:   
                                                  DE630268RO
                         
                                                  RENT ADMINISTRATOR'S
          PJETER/LINA BALAJ                       DOCKET NO.:
                                                  CH630102B 
                     
                                                  PREMISES:
                                                  2009 CRUGER AVE.
                                   PETITIONER     BRONX, NEW YORK
          ----------------------------------x

          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW AND 
                           REVOKING ADMINISTRATOR'S ORDER   
                                          
               On May 24, 1989 the above-named owner filed a petition for 
          administrative review of an order issued on April 27, 1989 
          concerning various housing accommodations located at 2009 Cruger 
          Ave., Bronx, N.Y.  The Administrator directed restoration of 
          services and ordered a rent reduction based on the owner's failure 
          to maintain 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.

               Various tenants commenced this proceeding on August 26, 1988 
          by filing a complaint asserting that elevator service in the 
          building is "inconsistent and frequently interrupted."  The tenants 
          also complained about the condition of the public area window 
          sills.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond.  The owner filed a response on November 
          29, 1988 and stated that the elevator had been out of service for 
          certain days in July, 1988 but that the elevator was promptly 
          repaired and is now operational.  With regard to the issue of the 
          public area window sills, the owner stated that it had not 
          previously been informed of the condition but was investigating the 
          complaint and the need to make repairs.

               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on February 27, 1989 and 
          revealed that the elevator does not stop level on any floor.













          DE630268RO

               The Administrator issued the order here under review on April 
          27, 1989.  Rent controlled tenants were granted a $6.00 per month 
          rent reduction.  Rent stabilized tenants who signed the complaint 
          were granted a rent reduction of an amount equal to one guideline 
          adjustment.

               On appeal the owner states that the tenants were not without 
          elevator service and the elevator stopped level when the owner 
          performed his own inspection.  The petition was served on the 
          tenants on September 11, 1989.

               Various tenants answered the owner's petition, stating in 
          substance that the elevator service is still defective.

               After careful consideration of the entire evidence of record, 
          the Commissioner is of the opinion that the petition should be 
          granted and the order here under review should be revoked.

               The original complaint filed by the tenants on August 26, 1988
          asserted that elevator service was inconsistent and frequently 
          interrupted. In answer, the owner stated that the elevator was in 
          working order. The Commissioner finds that the DHCR inspection 
          described above went beyond the allegations of the tenants' 
          complaint by looking for defects other than an inoperative 
          elevator. The levelling problem reported by the inspector was not 
          complained of and does not establish that the elevator was not made 
          operational.

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

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Administrator's order be, and the same hereby 
          is, revoked. Rent arrears may be due the owner from the tenants as 
          a result of this order. With respect to rent controlled tenants, 
          any arrears shall be paid in monthly installments of $6.00 per 
          month. As to rent stabilized tenants, any arrears may be paid in 
          twelve equal monthly installments.  Any tenant who vacates shall 
          owe arrears immediately.


          ISSUED:


                                                     ______________________
                                                     JOSEPH A. D'AGOSTA
                                                     Deputy Commissioner


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