ADM. REVIEW DOCKET NO.: EC 430424 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.:               
                                                 EC 430424 RO
                                              :
                                                 RENT ADMINISTRATOR'S        
                                                 DOCKET NUMBER:           
                                                 DB 430093 B              
               215/17 WEST 108TH ST. CORP.       
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

               On March 29, 1990, the above named petitioner owner filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          March 13, 1990 by the Rent Administrator at Gertz Plaza, Jamaica, 
          New York,  concerning the housing accommodations known as 215-217 
          West 108th Street, New York, New York, wherein the Administrator 
          determined the tenants' complaint of a reduction of building 
          services.

               The challenged order reduced the tenants' rents on the basis 
          of an inspection conducted on December 4, 1989 that found the self- 
          locking and self-closing vestibule door to be warped causing 
          improper closing, and the side door to be broken and not closing 
          properly at the time of inspection.

               A prior inspection conducted on November 6, 1989 found that 
          the owner had installed new self-closing and self-locking entrance, 
          vestibule, and side doors.

               The tenants' complaint had alleged that the doors were broken 
          and could not be closed.  Other alleged items of decreased services 
          in the complaint were denied.  



















          ADM. REVIEW DOCKET NO.: EC 430424 RO

               On appeal, the owner asserts that the problem with the 
          vestibule door involved an item of preventive maintenance which did 
          not constitute a reduction in service and that the problem found 
          was corrected by a minor adjustment.  The owner's petition was 
          silent as to the conditions of the side door.     

               The applicable law is Section 2202.16 of the Rent and Eviction 
          Regulations and Section 2520.6(r) and 2523.4 of the Rent 
          Stabilization Code. 

               The inspection reports of record discloses that the owner had 
          attempted to correct the conditions which gave rise to the tenants' 
          complaint by replacing the doors.  However, the fact that the 
          vestibule and/or side door did not close properly indicates that 
          the repairs were not completed in a workmanlike manner, warranting 
          the rent reductions granted.  

               The broken side door lock reported after inspection on 
          December 4, 1989 appears to be a separate unrelated condition, 
          presumably due to an act of vandalism, rather than the owner's 
          failure to repair.  The owner is nevertheless cautioned to correct 
          the condition if not already done so.   

               As to the owner's concerns regarding the possibility of 
          duplicative rent reductions, the Commissioner notes that for rent 
          controlled tenants, specific monetary rent reductions are imposed 
          for each service reduction.  No more than one rent reduction may be 
          subtracted from the rent if in a separate order an identical 
          condition is cited, if different rent reductions are specified for 
          an identical condition, the larger amount shall govern.  The 
          Administrator may grant partial rent restorations until all 
          services are restored.   

               For rent stabilized tenants, a rent reduction is imposed for 
          a service decrease and no further rent reduction may be imposed for 
          any additional service decrease.  The owner may not demand or 
          collect any rent increase until the Administrator issues an order 
          restoring the rent based on the restoration of services.  

               Concerning the owner's claim that the occupant of one 
          apartment is not entitled to the rent reduction because the 
          registered tenant is not the party who signed the complaint, the 
          Commissioner is of the opinion that a refund or rent reduction is 
          due the occupant if the owner accepted rent from that individual.  
           
               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, the Rent Control Law and the Rent and 
          Eviction Regulations, it is 


               ORDERED, that the owner's petition be denied, and that the 
          Administrator's order be affirmed. 






          ADM. REVIEW DOCKET NO.: EC 430424 RO


          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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