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

          APPEAL OF                               DOCKET NO.: EL630014RO
                                                  NO.: DE630220OR


               On December 7, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued November 19, 1990. The order concerned various 
          housing accommodations located at 1585 Unionport Road, Bronx, N.Y.  
          The Administrator granted in part the owner's application for rent 
          restoration for rent controlled tenants and denied the application 
          for rent stabilized tenants.  

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

               The owner commenced this proceeding on March 28, 1990 by 
          filing a rent restoration application wherein it alleged that it 
          had restored services for which a rent reduction order bearing 
          Docket No. BH610105B had been issued. The tenants were served with 
          a copy of the application and afforded an opportunity to respond. 
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on May 14, 1990.  The 
          building was reinspected on October 26, 1990.  The inspector 
          reported that the first floor door closed properly and the hinges 
          were not found to be loose.  The inspector also reported, however, 
          that the elevator floor indicators on the 6th, 7th and 8th floors 
          did not display the correct floor number.

               The Administrator issued the order here under review on 
          November 19, 1990. Rent restoration of $2.00 per month was granted 
          for the rent controlled tenants.  The Administrator advised the 
          owner to refile for the remaining $2.00 when it had corrected the 
          condition regarding the elevator.  The application was denied with 


          respect to rent stabilized tenants

               On appeal the owner, through counsel, states that the service 
          found not to have been maintained is one requiring normal and 
          routine maintenance which is promptly attended to when conditions 
          reoccur.  The petition was served on the tenants on March 14, 1991.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and that the order here under review should be affirmed as 

               The Commissioner acknowledges that enforcement of applicable 
          standards regarding elevator operation and safety is under the 
          jurisdiction of the New York City Department of Buildings, which 
          has long established, comprehensive procedures and inspection 
          programs in place.  The staff engaged in carrying out these 
          programs has the necessary technical expertise to conduct periodic 
          inspections; to interpret and apply relevant codes, regulations and 
          industry standards and to issue violations.  Further, in view of 
          the City's greater experience with the issue of elevator 
          enforcement, the City is in a better position than the DHCR to 
          determine appropriate performance standards and ancillary equipment 
          for elevators of varying age and manufacture.

               The Commissioner notes that a search of the Department of 
          Building records has revealed that no violations regarding elevator 
          operation were issued while the application was pending before the 
          Rent Administrator.  Therefore, the Commissioner finds that 
          sufficient evidence does not exist to support the Administrator's 
          finding regarding the elevator.  The finding must therefore be 
          revoked.  The order here under review is modified to grant in full 
          the owner's application for rent restoration for all applicable 
          rent regulated tenants of the subject building.   Rent restoration 
          for rent controlled tenants in the amount of $4.00 per month is 
          ordered effective December 1, 1990.  Rent restoration for rent 
          stabilized tenants shall be effective as of September 1, 1989.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          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, affirmed as modified herein.  With regard to rent 
          controlled tenants, any arrears due and owing the owner based on 
          the Commissioner's determination herein may be paid off in 
          installments of $2.00 per month.  With regard to rent stabilized 
          tenants, any arrears due and owing the owner may be paid off in 
          twelve (12) equal monthly installments.  Should any tenant vacate 
          the apartment or have previously vacated, the arrears are due and 
          payable immediately.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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