DG610114RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: DG610114RO

                    Netherland Management,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CI630078B
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued May 25, 1989 concerning the housing 
          accommodation known as 3220 Netherland Avenue, Apartment 6D, Bronx, 
          New York, wherein the Rent Administrator determined the tenant's 
          complaint of decreases in building-wide services.

          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 building in that, among other things, the elevator 
          failed to stop level with the lobby and sixth floor landings.

          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 an inspection of the subject 
          premises.  The DHCR inspector confirmed that the elevator did not 
          stop level on the lobby and sixth floor landings.  No other 
          defective conditions were found.

          The Rent Administrator directed that the elevator levelling defects 
          be corrected and further, ordered a reduction of the stabilization 
          rent.


          In the petition for administrative review, the owner, in substance, 
          reiterates that the owner's elevator contractor made the necessary 












          DG610114RO

          adjustments to restore proper elevator floor levelling.

          After careful consideration, the Commissioner is of the opinion 
          that the owner's petition should be denied.

          The Commissioner notes that while the DHCR has the requisite 
          authority to investigate and to render a determination bearing on 
          a tenant's complaint of elevator defects, the DHCR recognizes that 
          the New York City Department of Buildings (DOB) has long- 
          established, comprehensive procedures and inspection programs in 
          place.  Their staff is engaged carrying out these programs, and has 
          the necessary technical expertise to conduct periodic inspections; 
          to interpret and apply relevant codes, regulations and industry 
          standards; and to issue violations.  Normally, in view of the 
          City's greater experience with elevator enforcement, the City is in 
          a better position than the DHCR to determine appropriate 
          performance standards and ancillary equipment for elevators of 
          varying age and manufacture.  However, in this instance, the DOB 
          records reveal that no elevator inspections took place for the 
          subject building from the date the tenant filed the complaint on 
          September 22, 1988 through the issue date of the rent reduction 
          order, May 25, 1989.  Consequently, reliance on the DHCR inspection 
          is warranted, and is sufficient to support a determination of 
          decreased elevator services warranting a rent reduction.

          It is noted that the Rent Administrator issued an order on May 24, 
          1990 that granted the owner's rent restoration application under 
          DH610086OR.

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

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

          ISSUED:
                                                                     
                                             LULA M. ANDERSON
                                             Deputy Commissioner  
    

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