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

          APPEAL OF                                    DOCKET NO.: DK110318RO
                                                       (Refile of DJ110028RO)
                    Kew Gardens Terrace Realty,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CL130038B

                              FOR ADMINISTRATIVE REVIEW

          The above-named owner filed and perfected a timely petition for 
          administrative review of an order issued on August 28, 1989, 
          concerning the housing accommodations known as 117-14 Union 
          Turnpike, Queens, New York, wherein the Rent Administrator 
          determined the tenant's complaint of decreased elevator 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 elevator services 
          in the subject building.  The tenant alleged that the elevator door 
          did not close properly, and that the elevator did not stop on the 
          third floor where the tenant's apartment was located.

          In an answer dated January 11, 1989, the owner asserted that it had 
          entered into a contract to have the elevator refurbished, that it 
          was waiting for the City Department of Buildings (DOB) permit to 
          commence work and that, in the meantime, the elevator door had been 
          closed as a safety precaution.  A copy of a proposal to refurbish 
          six elevators throughout the building complex was enclosed.

          An inspection was conducted on July 26, 1989 by a DHCR inspector, 
          who reported that the elevator failed to stop on the third, fourth 
          and fifth floors.

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



          In the petition for administrative review, the owner states that 
          the elevator had been overhauled per the contract submitted below, 
          and argues that the order was not valid because the tenant is not 
          rent stabilized.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted, in part, as more fully set 
          forth below.

          The Commissioner notes that the DHCR has the requisite authority to 
          process tenants' complaints of elevator services decreases. In 
          addition, the Commissioner acknowledges that enforcement of 
          applicable standards regarding elevator operation and safety is 
          under the jurisdiction of the City Department of Buildings, which 
          has long-established, comprehensive procedures and inspection 
          programs in place.  The staff engaged in carrying out these 
          programs has the necessary technical expertise to conduct periodic 
          inspections; to interpret and apply relevant codes, regulations and 
          industry standards; and to issue violations.  Further, 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.

          The Commissioner notes that the City Department of Buildings 
          records reveal several elevator violation reports for the period 
          between December 15, 1988, the date tenant filed the complaint, and 
          August 28, 1989, the issue date of the Rent Administrator's order.  
          The infractions reported include an uncorrected illegal machine 
          brake and failure to level properly, as well as conditions 
          characterized as "Miscellaneous" failure to maintain elevator.

          The Commissioner is of the opinion that there exists sufficient 
          evidence to support a determination that elevator services were not 
          being maintained.

          The owner points out correctly that the tenant is not rent 
          stabilized.  An inspection of the agency records confirms that the 
          tenant is rent controlled.  The order is amended to revoke the 
          reduction under stabilization provisions, and to reflect a rent 
          reduction pursuant to rent control provisions for an inoperative 
          elevator, which is a reduction of the tenant's maximum legal rent 
          by 13% per month, effective on the first rent payment date 
          following the issue date of the Rent Administrator's order, which 
          was August 28, 1989.

          THEREFORE, pursuant to the Rent Stabilization Law and Code, and the 
          City Rent & Eviction Law and Regulations, it is

          ORDERED, that this petition be, and the same hereby is, granted, in 


          part, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed, as amended.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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