ADM. REVIEW DOCKET NO.: EE 530274 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.:               
                                                 EE 530274 RO    
                                              :
                                                 RENT ADMINISTRATOR'S       
                                                 DOCKET NO.: DG 530091 B    
              DAVID EISENSTEIN REALTY    
              C/O HORING & WELIKSON,                                        
                              
                                             
                                                  

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

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On May 30, 1990, the above-named owner filed a petition  for
          administrative review of an order issued on April 27, 1990, by  a
          Rent Administrator concerning the  building  known  as  385  Fort
          Washington Avenue, New York, New York, wherein rents were reduced 
          due to a diminution of service.

               The Commissioner has reviewed all of  the  evidence  in  the
          record and has carefully considered that portion  of  the  record
          relevant to the issues raised by the petition for review.  

               On  July  19,  1989  the  various  tenants  of  the  subject
          building, filed an application for rent reductions based  on  the
          owner's alleged failure to maintain service alleging,  "for  past
          few months, elevator usually out of order; numerous  people  have
          been trapped inside elevator..." 

               On August 30, 1989 the owner interposed  an  answer  to  the
          tenant's complaint  wherein  it  alleged  that  the  elevator  is
          serviced regularly  by  a  contractor  and  that  there  were  no
          problems.





               On September 12, 1989 the tenant who prepared the  complaint
          further informed the Rent Administrator that the problem with the 
          elevator was that the doors needed to be replaced  and  that  the
          elevator did not stop at the basement.

               On March 5,  1990  a  physical  inspection  of  the  subject
          building was carried out by the Division of Housing and Community 
          Renewal (DHCR).  The inspector, in his  report,  noted  that  the






          ADM. REVIEW DOCKET NO.: EE 530274 RO
          elevator was working, that its doors were not defective, that  it
          stopped on all floors including the basement, and that it  showed
          no defects.  He further noted that  the  elevator  did  not  stop
          level with floors.

               On April 27, 1990 the Rent Administrator  issued  the  order
          here under review finding  that  a  diminution  of  services  had
          occurred and reducing the tenants' rents to the levels in  effect
          prior to the last rent guideline increases which commenced before 
          the effective date  of  the  rent  reductions.   Rent  controlled
          tenants were granted a six  dollar  reduction  in  their  monthly
          rentals.  

               In its petition for administrative review the owner requests 
          reversal of Rent Administrator's order alleged to  be  erroneous,
          arbitrary and capricious based, inter alia, on the fact  that  no
          one complained about the elevator's stopping level and that  none
          of the allegations  contained  in  the  complaint  regarding  the
          elevator's defects were found to be valid.

               After careful  consideration  the  Commissioner  is  of  the
          opinion that this petition should be granted and  that  the  Rent
          Administrator's order should be revoked.

               The Commissioner notes that none  of  the  alleged  elevator
          defects mentioned in the tenants'  complaint  were  found  to  be
          valid.  The inspector's report of March 5, 1990 showed  that  the
          elevator was operative, that it stopped at all floors,  and  that
          the doors were functioning properly.  In regard to  the  stopping
          levels  of  the  elevator,  the  Commissioner  notes  that   this
          condition  was  not  an  allegation  contained  in  the  tenants'
          complaint and that it was added by the Rent Administrator without 
          notice thereof to the owner.   Finally,  it  is  noted  that  the
          inspector's notation regarding stopping levels  is  too  vague  a
          basis upon which to base a building-wide rent reduction order  in
          that the inspector did not  take  any  measurements.   Since  the
           





          inspector's conclusory statement is not supported by the 
          empirical data which are necessary to support such a  conclusion,
          the Rent Administrator's order  can  not  be  sustained  and  the
          Commissioner determines that it should be revoked.  

               THEREFORE, in accordance with 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,
          granted and that the Rent Administrator's order be, and the  same
          hereby is, revoked.

          ISSUED:









          ADM. REVIEW DOCKET NO.: EE 530274 RO




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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