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

          APPEAL OF                                    DOCKET NO.:
                    Northern Star Realty,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:

                              FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on June 26, 1989, concerning the housing 
          accommodations known as 147-25 Northern Boulevard, Apt. 2E, Queens, 
          New York, wherein the Rent Administrator determined the tenant's 
          complaint of decreased services.  The Rent Administrator limited 
          the proceedings to the building-wide allegations.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject premises.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter, the DHCR conducted inspections of the subject premises.  
          The DHCR inspector reported seeing evidence of roach and rodent 
          infestation in the garbage room, as well as garbage and debris; hot 
          water temperature at 110@; debris in the courtyard and general 
          areas; a broken hallway stairwell light fixture; a defective 
          elevator in need of repairs; a broken and inoperable intercom; 
          inadequate janitorial services which caused the building to be 
          dirty; a broken building entrance door lock; and exposed electric 
          wires on lightposts in the courtyard.


          The Rent Administrator directed restoration of these services and 
          further, ordered a reduction of the stabilization rent.  

          In the petition for administrative review the owner alleges  
          various errors of law and/or fact in the Rent Administrator's 
          order, as more fully set forth below, and asserts that all services 
          are provided.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 

          The inspector's report that the elevator was defective reflected 
          the inspector's conclusion, but did not describe the conditions 
          observed.   The Rent Administrator could not determine therefrom 
          whether the conditions observed, but not reported, constituted a 
          services decrease.  

          Also, the authority to determine whether a condition constitutes a 
          defect so as to warrant a rent abatement lies with the Rent 
          Administrator, not the inspector.  Accordingly, the finding of a 
          defective elevator must be revoked as predicate for the rent 
          reduction herein.

          Also, the inspector's abbreviation of the word building as "Bld" 
          was inadvertently interpreted and entered in the order as showing 
          that a "3rd" door lock was broken.  The Rent Administrator's order 
          should be amended to accord with the inspector's report that the 
          building entrance door lock was broken.
          The owner's petition does not establish any further basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner was not maintaining required services based on the 
          record, including an inspection confirming the existence of 
          defective conditions in the subject premises for which a rent 
          reduction is warranted.

          With regard to the report of electrical wires in the courtyard, the 
          Commissioner cannot consider the owner's assertion, on appeal, that 
          these were telephone wires which were the responsibility of the New 
          York Telephone Company and which were subsequently removed by it. 
          The assertion is beyond the scope of review, which is strictly 
          limited to issues and evidence before the Rent Administrator.  

          The automatic stay of the retroactive rent reduction that resulted 
          by the filing of this petition is vacated upon issuance of this 


          order and opinion.

          The owner may file a rent restoration application if the facts so 

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is

          ORDERED, that this petition be, and the same hereby is, granted, in 
          part, to the extent of revoking a defective elevator as a predicate 
          for the rent reduction and amending the order to reflect that the 
          inspection revealed a broken building entrance door lock.  In all 
          other respects, the Rent Administrator's order is affirmed.        


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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