ADM. REVIEW DOCKET NO.: EC530066RO

                                  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.:              
                                                 EC530066RO
                                              :  
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.: 
                                                 DD530019B
                                                 
                                                 


                                              :                              
                                    
               JAMES WOODRING                
               C/O JOHN B. SWIFT MGT CO, INC      

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

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On February 27, 1990, the above-named petitioner-owner filed 
          a petition for administrative review (PAR) of an order issued on 
          January 24, 1990, by the Rent Administrator, concerning the housing 
          accommodation known as 72-84 Vermilyea Avenue, New York, New York, 
          Various Apartments, wherein the Administrator determined the 
          tenants' complaint of decreased services filed on March 28, 1989.

               The challenged order reduced the tenants' rents based on the 
          results of an inspection conducted on November 14, 1989.  The 
          Division's inspector reported that the entrance door lock was 
          missing and that the door was not self closing or self locking.  
          The inspector also found, however, that the vestibule door was self 
          closing and self locking and that, in fact, the vestibule door was 
          closed and locked at the time of inspection.  The tenants' 
          complaint had alleged that the "front door [was] not locked or 
          secure".



















          ADM. REVIEW DOCKET NO.: EC530066RO

               On appeal, as below, the owner points out that the building 
          has a double door system, and that the first door remains open so 
          that visitors may enter the vestibule area to ring the intercom, 
          while the second door remains locked at all times.

               Section 42-10 of Volume 1 of the Rules of the City of New 
          York, promulgated January 31, 1969 pursuant to the Multiple 
          Dwelling Law by the City Departments of Buildings and Housing 
          Preservation and Development relating to entrance doors, locks and 
          intercommunication systems, provides that "(3) Where an entrance 
          door leading from a vestibule to the main entrance hall lobby is 
          equipped with one or more automatic self-closing and self-locking 
          doors, the entrance door from the street to the vestibule need not 
          be equipped with automatic self-closing and self-locking doors".  
          The complete uncodified text of the rules and regulations, as 
          promulgated on January 31, 1969, is set forth on page 217 of the 
          City of New York Housing Maintenance Code plus Rules and 
          Regulations, dated July 1, 1988, published by the City Publishing 
          Center, Department of General Services.   

               The Rent Administrator's order was to the contrary, and should 
          be revoked.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, the City Rent Control Law and the Rent and Eviction 
          Regulations, it is

               ORDERED, that the owner's petition hereby is granted, and that 
          the Rent Administrator's rent reduction order hereby is revoked.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    

    

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