ADM. REVIEW DOCKET NO.: EH 130338-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  SJR 6124
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.:               
                                                 EH 130338-RO 
                                              :
                                                 DRO ORDER NO.:           
                                                 DI 130070-B                
                   SAMSON MANAGEMENT,
                                             
                                                 Premises:  101-06 67th 
                                                 Drive, Forest Hills, N.Y.  
                                                

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               This  determination  is  issued   in   accordance   with   a
          Stipulation of Settlement entered  into  by  the  owner  and  the
          Commissioner, by their attorneys,  remitting  Court  proceedings,
          commenced by the owner  pursuant  to  Article  78  of  the  Civil
          Practice Law and Rules to consider issues raised in  the  owner's
          Article 78 petition.

               The Commissioner's order and opinion issued  on  October  9,
          1991 of which the owner sought  judicial  review,  affirmed  that
          part of the Administrator's order which granted  rent  reductions
          based on findings that  the  elevator  operated  in  a  dangerous
          manner in that the elevator cab door began  to  open  before  the
          elevator came to a complete stop for each floor. 

               The  owner's  Article  78  petition  pointed  out  that  the
          levelling standard for elevators  set  forth  in  ASME/ANSI  17.1
          Safety Code for Elevators and Escalators, incorporated into the 
          City Administrative Code,  permits  cab  door  opening  within  a
          certain specified distance above or below the landing,  depending
          on the type of elevator. 




               The tenants' complaint below stated that  the  elevator  was
          chronically  out-of-service  but  did  not  further  specify  any
          particular defects with its operation.  The owner's answer 
          disputed the tenants' allegations, asserted that the elevator was 
          in good operating  condition,  submitted  a  statement  from  the
          elevator maintenance contractor that the elevator  was  operating
          "properly within code", and  acknowledged  service  interruptions
          only for routine maintenance.  The inspector  reported  that  the






          ADM. REVIEW DOCKET NO.: EH 130338-RO
          elevator was operating on the day of the inspection but that  the
          cab door began to open before the elevator came  to  a  stop  for
          each floor.  The Division's records reveal that elevator  service
          has since been restored (EH 130109 OR granted December 21, 1990). 
              
               The inspector's findings noted above  do  not  describe  the
          problem with the elevator cab door with sufficient specificity to 
          support the Administrator's determination that the owner did  not
          provide or maintain required services.  As the conditions  appear
          to have been eliminated, further fact-finding at this time is not 
          practical.   

               Accordingly,  for  the  above   reasons,   the   record   is
          insufficient to establish that the elevator problem  referred  to
          in the tenants' complaint existed either prior to the DRA order's 
          issuance or during the time that the rent reduction order was  in
          effect.   The   Commissioner   is   compelled   to   revoke   the
          Administrator's rent reduction order.  

               This order is issued without prejudice to the tenants' right 
          to file for current elevator  service  reductions.   If  they  so
          file, the tenants are advised to cite the instant proceedings  if
          the conditions described hereinabove are reoccurring.  

               Any arrears owed by the tenants as a result  of  this  order
          may be paid the owner by the tenants over the course of the  next
          twelve (12) months.

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

               ORDERED, that the owner's petition be and  the  same  hereby
          is granted and that the Administrator's order be,  and  the  same
          hereby is revoked, as provided above.

          ISSUED:

           
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner 




                                                    

    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name