Docket Number: EI 130230-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: EI 130230-RO 
                                               DOCKET NO.: DC 130021-B  
                                  REVIEW IN PART

        On September 24, 1990,  the  above-named  petitioner-owner  filed  a
        timely Petition for Administrative Review against an order issued on 
        August 29, 1990 by the Rent Administrator at Gertz  Plaza,  Jamaica,
        New York, concerning the housing accommodation known as 43-31 Ithaca 
        Street, Elmhurst, New York, wherein the  Administrator  reduced  the
        tenants' rents based on a finding that the  elevator  did  not  stay
        level on all floors.  

        The issue in these proceedings is whether the Administrator's  order
        was proper.

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

        The tenants  commenced  these  proceedings  by  filing  a  complaint
        alleging that the owner had failed to  maintain  various  individual
        apartment and building wide services.   The  tenants  claimed  that,
        among other items, the public areas were filthy due to  the  owner's
        failure to provide regular cleaning service, that the  elevator  was
        broken most of the time and that heat and hot water were  periodical
        ly unavailable.

        The owner was served with a copy of the tenant's complaint on 
        March 31, 1989.  In a response dated April 6, 1987, the owner denied 
        the tenants' claims, asserting, among  other  items,  that  elevator
        service problems were promptly addressed  by  the  owner's  elevator
        contractor, that heat and  hot  water  service  were  adequate,  but
        conceding that there were three service  interruptions,  which  were
        promptly addressed at substantial expense to the owner; and that the 
        building was cleaned at least three (3) or four (4) times each week.

        An inspection conducted on May 1, 1990 found that the  elevator  was
        not stopping level on all floors  substantially  in  excess  of  one
        inch resulting in a substantial tripping hazard.  Public areas  were
        found to be clean.
        On May 21, 1990  the  owner  advised  the  Administrator  that  upon
        receipt of the results of the inspection, the  owner  contacted  the
        elevator service contractor, who addressed the condition reported.

        A second inspection conducted  on  July  23,  1990  found  that  the
        elevator stopped approximately one to one and one-half inches  above

          Docket Number: EI 130230-RO

        or below floor level.

        On August 29, 1990 the  Administrator  issued  orders  reducing  the
        maximum legal rent for controlled tenants by $5.00  on  the  grounds
        that the elevator did not stop level on all floors.  The  rents  for
        stabilized tenants were not  reduced;  the  owner  was  directed  to
        restore services to the required level by correcting  the  condition
        specified.  The heat and hot  water  complaint  was  segregated  and
        processed under a separate docket number.  The Administrator's order 
        also advised the tenants to file individual tenant's  complaints  in
        regard to apartment issues.

        In the petition, the owner argues that the elevator  is  subject  to
        mimimum  stop  inaccuracies  which  do  not  violate  elevator  code
        requirements.  The petitioner also submits a copy of a September 28, 
        1990  order  under  Docket  Number  DH-130121-B  which  stated  that
        inspections conducted on June 18, 1990 and August 16, 1990  revealed
        that the elevator was working properly.

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

        Despite the petitioner's  assertions  below  and  at  PAR  that  the
        elevator was properly maintained pursuant to a service contract, the 
        May 1, 1990 inspection  revealed  that  defects  persisted,  or  had
        reoccurred, more  than  one  year  after  the  tenants  filed  their

        The record does reflect, however, that the July 23, 1990 inspection, 
        as well as inspections on June 18,  1990  and  August  16,  1990  in
        connection with other proceedings, confirmed that the defects giving 
        rise to a tripping hazard had been substantially corrected, and that 
        the Administrator was notified prior to the issuance of  the  order.
        Since the tenant's complaint had been addressed there was no further 
        basis for rent reductions for rent controlled tenants, which operate 
        prospectively only. 

        Consequently,  the  Administrator's  determination  finding  service
        reductions must be amended to reflect that the conditions  had  been
        corrected, and that rent reductions were not warranted.

        Any arrears owned the owner by the tenants as a result of this order 
        may be paid in equal monthly installments over  the  course  of  the
        next six (6) months.

        THEREFORE, in accordance with the Rent Stabilization Law and Code, 

          Docket Number: EI 130230-RO

        the Emergency Tenant Protection Act of 1974, and Chapter 403 of  the
        Laws of 1983, as amended by Chapter 102 of the Laws of 1984, it is

        ORDERED, that the owner's  petition  be  and  the  same  hereby  are
        granted to the extent of amending the Administrator's  determination
        to reflect that the  servcies  were  restored  and  to  revoke  rent
        reductions for rent controlled tenant effective September 30,  1990.


                                        ELLIOT SANDER
                                        Deputy Commissioner


TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name