STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:  EJ130015RO
          LUCCHESE & VACCARO                      RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DL130037OR

               On October 2, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued August 29, 1990. The order concerned various 
          housing accommodations located at 157-11 Sanford Avenue, Flushing, 
          N.Y.  The Administrator granted, in part, the owner's application 
          for rent restoration.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The owner commenced this proceeding on July 14, 1989 by filing 
          an Application for Rent Restoration wherein it alleged that it had 
          restored all services for which a rent reduction order had been 
          issued by the Administrator (Docket No. CJ130036B).

               The tenants were served with copies of the application and 
          afforded an opportunity to respond. Various tenants filed responses 
          to the application with some stating that the owner had made 
          repairs and others stating that services had not been restored.
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on July 18, 1990 and 
          revealed that the elevator did not stop level at all floors, that 
          no inspection certificate was posted in the elevator cab, that the 
          elevator floor was missing pieces of linoleum tile and that 
          janitorial services were inadequate.  The inspector also reported 
          that the front and basement doors had been repaired.

               The Administrator issued the order here under review on August 
          29, 1990.  Rent restoration was denied for rent stabilized tenants.  
          Rent controlled tenants were granted partial rent restoration in 
          the amount of $6.00 per month based on the report of the inspector.


               On appeal the owner, through counsel, states that the order 
          here under review should be revoked because inadequate notice was 
          given to it with regard to the elevator defects.  The owner also 
          states that janitorial services are adequate.  The petition was 
          served on the tenants on November 21, 1990. 

               Various tenants filed responses wherein they stated, in sum, 
          that the order here under review should be affirmed.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               With regard to the owner's argument that janitorial services 
          are adequate, the DHCR inspector reported that hallways on various 
          floors required sweeping and mopping at the time of the inspection.  
          This report is entitled to more probative weight than the 
          unsupported allegation of the owner.  The Administrator was correct 
          in denying rent restoration for rent stabilized tenants as well as 
          denying the $3.00 rent restoration for rent controlled tenants.

               The Commissioner notes that the owner filed a Petition for 
          Administrative Review against the rent reduction ordered by the 
          Administrator (Docket No. DG130207RO).  The Commissioner determined 
          that the Administrator erred in ordering rent reductions for the 
          elevator and front and basement door conditions.  The 
          Administrator's finding regarding inadequate janitorial service was 
          affirmed.  The rent reduction order was affirmed as modified for 
          rent stabilized tenants.   With regard to rent controlled tenants 
          only, the Commissioner ordered that $14.00 of the rent reduction 
          ordered by the Administrator be revoked.
               The Commissioner further notes that the Administrator granted 
          rent restoration for the remaining condition in an order issued on 
          January 29, 1990 (Docket No. FF130230OR).

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulations it is 

               ORDERED, that this petition be, and the same hereby is, denied 
          and that the Rent Administrator's order be, and the same hereby is, 
          affirmed as modified herein.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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