DOCKET NUMBER: EB 130350-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.: EB 130350-RO
                                         :  
                                            DRO DOCKET NO.: DB 130031-B
     EDGEWARE ESTATES, INC.
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On February 2, 1990 the abovenamed petitioner owner filed a  Petition  for
     Administrative Review against an order issued on January 10, 1990  by  the
     Rent Administrator concerning the housing accommodations  known  as  35-30
     81st Street, Various Apartments, Jackson Heights, Queens.

     The  herein  appealed  order  of  the  Rent  Administrator  reduced  rents
     building-wide, by $6.00 per month for rent controlled and by  a  guideline
     for stabilized apartments, to reflect 2 defective elevators.

     The order was based on a physical inspection  conducted  on  November  24,
     1989 which disclosed broken glass in the door of  one  elevator  and  that
     both elevators, ascending and descending, failed to level by from 1  to  3
     inches at 5 out of 7 floors including the basement.
                                                   
     In its petition the owner, among other things, alleges that  its  elevator
     maintenance contractor checked  the  elevators  about  a  week  after  the
     issuance of the Administrator's order and they worked properly; that  they
     are  "pre-war"  elevators  operating  on  alternating  current;  that  the
     leveling  mechanisms  are  affected  by  the  weather   and   occasionally
     malfunction but correct themselves in time;  and  that  the  only  way  to
     eliminate the problem is a  major  capital  improvement  modernization  to
     convert the system to direct current.

     The Commissioner is of the opinion that the petition should be denied.

     A physical inspection, the results of which as not disputed,  disclosed  a
     serious tripping hazard on almost every floor as well  as  a  broken  door
     glass.  The owner's allegations as to the inherent eccentricities  of  the
     machinery are not a defense to a rent reduction.

     The owner may file an application for a rent  restoration  upon  restoring
     service if it has not already done so.

     THEREFORE, pursuant to the Rent Stabilization Law and Code  and  the  Rent
     and Eviction Regulations for New York City, it is





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






          DOCKET NUMBER: EB 130350-RO

     ISSUED:                                  




                                                                       
                                               ELLIOT SANDER
                                             Deputy                Commissioner
                                                           
    

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