DF 230300 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.: DF 230300 RO
                                                  
              1970 REALTY CO.                     DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CC 230060 B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                       AND REVOKING RENT ADMINISTRATOR'S ORDER

               On June 26, 1989 the above named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order of 
          the Rent Administrator issued March 24, 1989. The order concerned 
          various housing accommodations located at 1970 E. 18th Street, 
          Brooklyn, N.Y.  The Administrator ordered a rent reduction for 
          failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               This proceeding was commenced on March 23, 1988 when two rent 
          stabilized tenants filed a Statement of Complaint of Decrease in 
          Building-Wide Services wherein they alleged the following services 
          deficiencies:

                    1.   Various cracked vestibule floor tiles,

                    2.   Front sidewalk cracked,

                    3.   Elevator door in need of painting,

                    4.   Dirty basement which has foul odor,

                    5.   Front shrubbery requires trimming,

                    6.   Bulkhead door difficult to open and close and is 
                         missing the latch,

                    7.   Bulkhead area and fifth floor have leak damage,

                    8.   Fourth floor has two broken window panes and third 












          DF 230300 RO

                    floor has one broken window pane,

                    9.   Vestibule door lock inoperative,

                   10.   Intercom system inoperative,

                   11.   Inspection sticker on both elevators missing.

          The tenants attached a copy of a DHCR rent reduction order (see 
          Docket No. BD 230075 B) to the complaint and stated that these 
          services had still not been rectified to date.  In that order, 
          issued on February 26, 1988 the Rent Administrator had ordered a 
          rent reduction for rent stabilized tenants in this building, based 
          on findings of services decreases.  The services listed in that 
          order as not being maintained are identical to those listed in the 
          instant complaint except for the missing elevator inspection 
          sticker which appears only in this complaint.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on June 2, 
          1988 and stated that the building was in "top condition in both 
          cleanliness and repair".  The owner also stated that he had 
          requested a re-inspection in the proceeding bearing Docket No. BD 
          230075 B and that he was working with a tenants' council in order 
          to satisfy the tenants' demands. 
           
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on August 11, 1988 and the 
          building was reinspected on December 6, 1988.  The inspector 
          reported the following:

                    1.   Several cracks and crevices in the sidewalk in 
                         front of the subject building,

                    2.   Peeling paint and plaster in public area halls, 
                         elevator and north bulkhead walls; plaster 
                         crumbling and in danger of falling due to active 
                         leaks,

                    3.   Basement dirty with evidence of foul odor,

                    4.   Broken window glass panes in public areas,

                    5.   Elevator inspection certificates missing from cab.

          The following services were found to have been maintained:

                    1.   No evidence of defective vestibule floor tiles,

                    2.   Vestibule door lock operative,
                    3.   Bulkhead doors are locked and secured.







          DF 230300 RO

               The Administrator issued a rent reduction order on March 24, 
          1989.  In that order the Administrator set forth the results of the 
          physical inspection report and advised the owner to keep the 
          elevators in good condition in accordance with the Housing 
          Maintenance Code.  A rent reduction of $13.00 per month was ordered 
          for rent controlled tenants effective April 1, 1989.  A rent 
          reduction equal to the most recent guideline adjustment was ordered 
          for rent stabilized tenants effective June 1, 1989.  On June 9, 
          1989 the Administrator issued an amended order wherein the 
          effective date for the rent reduction for rent stabilized tenants 
          was corrected to June 1, 1988.

               On appeal the owner states that repairs have been completed 
          and that a settlement was reached with the tenants' council.  
          Specifically, the owner states that the sidewalk in front of the 
          building has been repaired, painting and plastering has been done 
          in the required areas, the basement has been cleaned and fumigated, 
          windows have been replaced throughout the building and the elevator 
          inspection certificates have been replaced.  The owner attaches a 
          copy of a letter from the tenants' council to the Rent 
          Administrator.  The letter, dated June 16, 1989, states that the 
          owner was in compliance with the order of the Administrator bearing 
          Docket Number BD 230075 B  as of March 1, 1989 and stating that the 
          rents should be restored as of that date.  

               One tenant filed a response on October 16, 1989 and objected 
          to the petition on the ground that the elevator inspection 
          certificates were missing.  The owner filed a reply on November 3, 
          1989 and stated that the certificates are posted in the elevator 
          machine room.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be revoked.

               The Commissioner notes that, on February 26, 1988, just a few 
          weeks before the complaint in the instant proceeding was filed, the 
          Administrator issued a building-wide rent reduction order bearing 
          Docket No. BD 230075 B for the instant building wherein a rent 
          reduction for rent controlled and rent stabilized tenants of this 
          building was ordered based on substantially the same items 
          complained of herein.  Accordingly, the tenants had been granted 
          the remedy they sought and may not receive a second rent reduction 
          for the same conditions.                                           
                        
               The tenants' allegation in the second complaint that the 
          repairs had still not been completed was in the nature of a 
          noncompliance action based on the owner's failure to comply with 
          the directive to restore services.  This is not a valid basis for 
          another rent reduction proceeding.

               It is further noted that the tenants' council submitted a 












          DF 230300 RO

          letter to the Administrator, dated August 25, 1989, stating that 
          all conditions cited in Docket No. BD 230075 B were corrected on 
          March 1, 1989.  The order here under review was issued on March 24, 
          1989.  Since the conditions involved in the two proceedings are 
          identical, the Commissioner finds that there was no basis for the 
          Administrator to issue the order here under review in light of the 
          tenants' statements.  Additionally, the Administrator issued an 
          order on June 27, 1989 granting rent restoration effective February 
          1, 1989 (see Docket No. CL 230171 OR) wherein it was found based on 
          an inspection on March 30, 1989 and additional evidence submitted 
          by the owner that the conditions set out in the order bearing 
          Docket No. BD 230075 B had been corrected.   The tenants have not 
          appealed that rent restoration order.

               The Commissioner also notes that the Administrator premised 
          the rent reduction, in part, on the fact that the elevator 
          inspection certificates were missing from the elevator cab. This 
          item was not included in the earlier order but the Administrator 
          also did not assign a dollar amount for this item in the rent 
          reductions ordered for rent controlled tenants.  The failure to 
          post inspection stickers in an elevator does not affect the 
          operation of the elevator and does not, by itself, constitute a 
          failure to maintain services warranting a rent reduction.
            
               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulations, it is  

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

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner
                                   
    

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