ADM. REVIEW DOCKET NO.: DF 430344 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 - 430344 RO
                                              :
                                                 RENT ADMINISTRATOR'S     
                                                 DOCKET NO.:             
                                                 CJ - 430024 B
            JACK DA SILVA & FERNANDO VALENTE   

                              PETITIONERS     : 
          ------------------------------------X                             

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                                       IN PART

               On June 29, 1989, the above named petitioner owners filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          May 25, 1989 by the Rent Administrator at Gertz Plaza, Jamaica, New
          York, concerning the housing accommodations known as 541 Isham 
          Street, New York, New York, wherein the Administrator determined 
          the tenants' complaint of a reduction of certain building wide 
          services.

               The challenged order reduced the tenants' rents based on the 
          results of an inspection that confirmed the tenants' complaint that 
          public area interior lights were out (most of the time) and that 
          public area windows lacked window guards. 

               The owner had informed the Administrator that hallway lights 
          were properly maintained and that window guards had been ordered 
          and would be installed.  However, an inspection on April 7, 1988, 
          found three inoperative lighting fixtures and no window guards 
          installed at the time of inspection.  None of the other complaints 
          raised were substantiated.   

               On appeal, the owner asserts that the rent reductions were not 
          warranted as the lobby fixtures were not inoperative but, rather, 
          programmed to turn on in the late afternoon.  The owner also 
          asserts that window guards ordered for the public areas had, in 
          fact, been installed.  No evidence was presented to confirm the 
          installation.  















          ADM. REVIEW DOCKET NO.: DF 430344 RO

               After careful consideration, the Commissioner is of the 
          opinion that the petition should be granted, in part.

               The record was not sufficient to determine if, in fact, 
          natural light in the interior lobby was inadequate.  There were no 
          findings to that effect.  The record also failed to address whether 
          the interior lighting equipment was operative between sunset and 
          sunrise. 

               In addition, City ordinances, specifically Section 27-2039 of 
          the City Housing Maintenance Code do not require building interior 
          lights to be turned on during the day unless natural light is 
          inadequate.  The record was devoid of any evidence of violation of 
          record.     

               Consequently, the finding of inoperative lighting fixtures as 
          a basis for rent reductions must be revoked.  
               
               Rent reductions granted on the grounds that there were no 
          window guards at the time of inspection are affirmed.  Although the 
          owner, on appeal, asserts that window guards were installed, the 
          owner's petition fails to make clear whether the installation 
          occurred prior to or subsequent to the issuance of the order.  If 
          it is the former, as there is no record that the Administrator was  
          advised of the installation, the determination was correct based on 
          the record presented.  If the latter, then the rent reductions were 
          warranted on substantive grounds.

               Division records also reveal that, in fact, rents were 
          restored by an order issued on October 19, 1990 under Docket No. EC 
          - 530005 OR, based on an inspection on September 4, 1990 that 
          confirmed that window guards were installed and that interior 
          lighting was adequate (as lights are presently lit around the 
          clock).     

               THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations, the Rent Stabilization Code, Chapter 403, 
          Laws of 1984, as amended by Chapter 102, Laws of 1984, it is












               ORDERED, that the owner's petition be granted to the extent of 
          deleting the finding of inoperative interior lights as a basis for 






          ADM. REVIEW DOCKET NO.: DF 430344 RO

          rent reductions.  Itemized rent reductions granted to rent 
          controlled tenants for this condition are revoked.  In all other 
          respects, the Administrator's findings are affirmed. 

          ISSUED:


           

                                                                       
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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