DOCKET NO.: EH 430214 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: EH 430214 RO   
               S. Blanarovich                     DISTRICT RENT 
                                                  ADMINISTRATOR'S DOCKET    
                                                  NO.: DE 430084 B          


               On August 22, 1990, the above-named owner's managing agent 
          filed a petition for administrative review of an order issued on 
          July 10, 1990 by a Rent Administrator concerning various housing 
          accommodations in the premises known as 314 East 11th Street, New 
          York, N.Y.

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

               This proceeding was commenced when three tenants joined in a 
          complaint alleging that the front door of the subject building 
          was splintered and rotten, the self-closing mechanism did not 
          work, and the lock was defective permitting the door to remain 
          unsecured when it closed, if it closed at all.

               On August 29, 1989 the Division of Housing and Community 
          Renewal sent the owner notice of the tenants' complaint of 
          decreased services.

               In a response filed with the DHCR on September 20, 1989, the 
          owner's agent responded, in pertinent part, that the front door 
          hinges and jambs were tight, and that the door closed 
          automatically and locked securely.  The agent further asserted 
          that the lock was checked repeatedly by the superintendent of the 
          building and was oiled when necessary.

          DOCKET NO.: EH 430214 RO

               On February 27, 1990, a rent agency inspection revealed that 
          the building's entrance door and lock were defective and the 
          "self-closer" was not functioning as required.  In addition, the 
          inspection report noted that the vestibule door and lock were 
          defective and the door was not self-locking.

               On July 10, 1990 the Rent Administrator issued the order 
          here under review, reducing the rents to reflect the failure to 
          make repairs to both doors.

               In the petition for administrative review, the owner's agent 
          states, in pertinent part, that the front door closes 
          automatically and locks securely.  The agent further asserts that 
          the door is repeatedly checked by the building superintendent.  
          Finally, the agent contends, in substance, that only one door 
          must be self-locking and that in this instance it is the front 
          entrance door which is self-locking.

               The tenants' representative responded to the owner's 
          petition and asserted in pertinent part, that the door still does 
          not lock securely and remains splintered and rotten.  The 
          tenants' representative further asserts that the front door 
          remains open fifty-percent of the time because the self-closing 
          mechanism is not functioning properly, and that when this door 
          does close it is loose and unsecured.

               After careful consideration, the Commissioner is of the 
          opinion that the owner's petition should be granted in part.

               The owner's assertion that the front door closes 
          automatically and locks securely is belied by the report of 
          inspection which revealed otherwise and is further weakened by 
          the tenants' answer to the owner's petition in which the tenants 
          assert, in pertinent part, that the door is not self-closing, nor 
          does it lock securely.  Accordingly, the Commissioner finds that 
          regarding the front entrance door, the Rent Administrator's order 
          was correct when issued.

               However, the Commissioner notes that the vestibule door was 
          not an item alleged by the tenants in their statement of 
          complaint and the owner was not on notice of this item.  
          Accordingly, the finding of the Rent Administrator, regarding 
          this item, was violative of due process and cannot be sustained.

          DOCKET NO.: EH 430214 RO

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

               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and the order of the Rent Administrator be, and 
          the same hereby is modified, in that the findings in that order 
          regarding the vestibule door be, and the same hereby are, deleted 
          therefrom, and in that any dollar amount of a rent decrease for 
          any rent-controlled apartments therein reflective of such 
          findings be, and the same hereby are, revoked and that in all 
          other respects said order of the Rent Administrator be, and the 
          same hereby is, affirmed.


                                                  ELLIOT SANDER
                                                  Deputy Commissioner


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