FF 530018-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.:   
                                                  FF 530018-RO
              215 WEST 121ST STREET CORP.                             
              By  HARRY GREENBAUM, ESQ.           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONERS     FA 520003-AV   
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On May 31, 1991, the  above-named  owner  filed  a  petition  for
          administrative review of an order issued on May  1,  1991,  by  a
          Rent Administrator concerning various housing  accommodations  in
          the premises known as 217 West 121st Street, New York, New  York,
          wherein rents were reduced to one dollar monthly,  building-wide,
          based on a finding that the building was unfit for human  habita-
          tion.

          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 February 12,  1991  the  Division  of  Housing  and  Community
          Renewal (DHCR) commenced this  proceeding  per  its  Director  of
          Processing, Services Section, by service on the owner of a Notice 
          of Commencement of Proceedings which stated:

               Attached hereto is a copy of a Vacate Notice  issued  by
               the Office of Code Enforcement  of  the  New  York  City
               Department  of  Housing  Preservation  and   Development
               requiring that the above housi g  accommodation  be  va-
               cated by January 4,  1991,  based  upon  the  facts  set
               forth in such Vacate Notice.



               This agency, pursuant to Section 2202.22 and 2202.17  of
               the  Rent  And   Eviction   Regulations,   proposes   to
               establish the maximum rent(s) for  the  unit(s)  in  the
               housing accommodation  specified  above,  at  $1.00  per
               month per unit.

               The landlord is hereby afforded  n  opportunity  to  op-
               pose this action by filing an  answer  thereto,  on  the
               attached answer forms, within twenty days from the  date







          FF 530018-RO               
               appearing below.   Such  answer  must  contain  evidence
               that the Vacate Order has been rescinded or  revoked  by
               the Office of Code Enforcement.  Failure  to  file  such
               answer will result in the reduction of the  rent(s)  for
               the unit(s) specified above.

          Attached to the Notice was a  copy  of  the  Vacate  Order  which
          stated inter alia,

               WHEREAS it has been certified to the  Division  of  Code
               Enforcement by an Office or Inspector thereof, that  the
               said dwelling is dangerous to life, and  detrimental  to
               the health and safety of the occupants  and  others  and
               is unfit for human habitation because of  the  following
               conditions:

                    Public hall stairs a d  stringer  are  in  imi-
                    nent  danger  of  collapse  in  that  they  are
                    pulling  away  from   the   supporting   walls.
                    Public hall stairs and  landing  platforms  are
                    being supported by  4x4  wood  posts  that  are
                    wedged under  the  stringer  and  supported  on
                    stair treads.  There  are  missing  and  defec-
                    tive  stair  treads   throughout   the   public
                    hall.  Portio s  of  the  public  hall   exten-
                    sions  have  defective  wood  floors,  and  are
                    without lights.  The  above  listed  conditions
                    pose an extreme hazard  and  present  defective
                    primary egress.

          The record contains no evidence of the owner's having  interposed
          any answer in the proceeding  and  contains  the  administrator's
          notation of March 22, 1991 - "To date received no  response  from
          owner." 

          On May 1, 1991, the Rent  Administrator  issued  the  order  here
          under  review  establishing  the  rents  at  one  dollar  monthly
          building-wide as of January 4, 1991.

          The order was issued without prejudice to the  owner's  right  to
          file for rent restoration upon receiving a rescinded  order  from
          the Department of Housing Preservation and Development.

          In its petition for  administrative  review  the  owner  requests
          reversal of the Rent  Administrator's  order  alleging  that  the
          Vacate Order has been rescinded.

          After careful consideration the Commissioner is  of  the  opinion
          that this petition should be denied.

          The Commissioner notes that the owner did not interpose an answer 
          in the original proceeding and that, based upon the record before 
          him, the Rent Administrator was correct and properly reduced  the
          rents at the subject building.

          The Commissioner further notes that the owner has not offered any 
          evidence whatsoever probative of its allegation that  the  Vacate
          Order has been rescinded.







          FF 530018-RO               

          The owner's petition does not make clear whether it is  the  own-
          er's contention that the alleged rescission of the  Vacate  Order
          occurred before the DHCR Rent Administrator's order was issued
          or whether the contention is that it occurred following  the  is-
          suance of the Rent Administrator's order.  If it is  the  former,
          then the allegation is not proven due to the owner's  failure  to
          submit evidence thereof to the Rent Administrator.  If it is  the
          latter, then the Rent Administrator's order  reducing  the  rents
          was nevertheless correct when issued, and this  order  is  issued
          without prejudice to the owner's rights as they may pertain to an 
          application for a rent restoration based on a restoration of 
          services.


          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,  denied
          and that the Rent Administrator's order be, and the  same  hereby
          is, affirmed.


          ISSUED:


                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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