FG 910075 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.: FG 910075 RO  
                                                
             DAVID ASSOCIATES,                   DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NO.: YFC-9-1-0134-S
                                PETITIONER     
          -----------------------------------X                           
            
           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                IN PART AND REMANDING PROCEEDING TO THE ADMINISTRATOR
                              FOR FURTHER CONSIDERATION

          On  July  17,  1991,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review (PAR) appealing an order issued 
          on July 9, 1991, by the Rent Administrator  of  the  White  Plains
          District Rent Office, concerning the housing  accommodation  known
          as 185 Bronx River Road, Apartment 7F, Yonkers, New York,  wherein
          the Administrator determined the tenant's complaint filed on March 
          14, 1991, regarding diminution of elevator service.

          The basis  of  the  tenant's  complaint  was  a  claim  that  both
          elevators in the building were out-of-service due to a fire.   The
          owner did not deny that a fire temporarily rendered  both  of  the
          buildings' elevators completely inoperative.  However,  the  owner
          established, by documentary evidence consisting  of  the  City  of
          Yonkers Elevator  Certificate  reflecting  an  inspection  of  the
          elevator on March 21, 1991, that the  south  elevator  was  placed
          back in service.  The owner also indicated that work  was  proceed
          ing expeditiously  on  the  second  elevator,  and  that,  in  the
          meantime, the owner was providing the tenants with an  alternative
          service, in that an  individual  was  hired  for  the  purpose  of
          assisting tenants  in  going  up  the  staircase,  carrying  their
          packages, and otherwise assisting the tenants.

          On July 9, 1991, the Administrator  issued  an  order  determining
          that the  owner  had  failed  to  maintain  required  service  and
          temporarily reduced  the  tenant's  rent  from  December  1,  1990
          through March 31, 1991.

          The  petitioner  requests  that  the  Administrator's   order   be
          reversed, on the grounds that the owner had made  a  prompt,  good
          faith effort to rectify the emergency situation in a brief period, 
          and that, in fact, the services were restored.

          The petitioner also  contends  that  the  Administrator  erred  in
          imposing a rent reduction for the period prior to service  of  the
          tenant's complaint on the owner.  The petitioner points  out  that
          as rent reductions are limited to the period commencing the  first
          of the month after the owner received transmittal of the  tenant's
          complaint, no  rent  reduction  was  warranted  as  services  were
          restored March 21, 1991.








          FG 910075 RO

          After careful consideration, the Commissioner is  of  the  opinion
          that the Petition for Administrative Review should be granted,  in
          part.

          It is generally DHCR policy that  a  temporary  service  reduction
          resulting from an emergency situation, which an owner makes prompt 
          good faith efforts to rectify, will not result  in  a  rent  reduc
          tion.  In addition, Policy Statement  90-2:  Failure  to  Maintain
          Services, Rent Reduction/Restoration, provides that, if  prior  to
          inspection, the owner has restored services  referred  to  in  the
          tenant's  complaint,  there  is  generally  no   rent   reduction.
           
          The record reflects the owner's good faith efforts to expedite the 
          reconstruction and replacement  of  the  fire  damaged  elevators.
          However, the owner's statement  below  that  work  was  proceeding
          expeditiously to  restore  service  in  the  second  elevator  con
          stituted an admission that, in  fact,  services  were  not,  fully
          restored.  Nor has the owner indicated on appeal that  repairs  to
          the  second  elevator  were  completed.   Consequently,  the   PAR
          decisions cited by the owner,  to  the  effect  that  a  temporary
          service reduction resulting from an emergency situation  which  an
          owner made prompt good faith efforts and did rectify  the  service
          reduction, and Policy Statement 90-2, are not applicable to  these
          proceedings.

          The petitioner is correct, however, that the  Administrator  erred
          by imposing a rent reduction for the period prior  to  service  of
          the  tenant's  complaint  on  the  owner.   Consequently,  the  Ad
          ministrator's order must be revoked, and the  matter  remanded  to
          the Administrator for reconsideration.

          On remand, the Administrator shall provide  the  owner  the  oppor
          tunity to present evidence that repairs have been  completed,  and
          shall ascertain the period, if any, the  tenant  was  entitled  to
          rent reductions.  In determining whether  the  service  reductions
          warranted a rent reduction, the  Administrator  shall  permit  the
          owner to establish  that  its  efforts  to  complete  repairs  con
          stituted good faith expeditious measures by industry standards and 
          practices.  The owner shall be given the opportunity to supplement 
          the record to  date.   The  Administrator  shall  also  take  into
          consideration the owner's effort to ameliorate the loss of use  of
          the elevators by  the  hiring  of  temporary  additional  building
          staff.  If  necessary  for  a  determination,  a  hearing  may  be
          scheduled.  On remand,  the  Administrator  may  consolidate  this
          proceeding with other similar proceedings concerning  the  subject
          building addressing the identical issue.








          FG 910075 RO


          THEREFORE, in accordance with the  applicable  provisions  of  the
          Tenant Protection Regulation, the Emergency Tenant Protection  Act
          of 1974, and Chapter 403, Laws of 1983, as amended by Chapter 102, 
          Laws of 1984, it is

          ORDERED, that the owner's petition be granted in  part,  that  the
          Administrator's order be revoked and that the matter  be  remanded
          to the Administrator for further consideration, in accordance with 
          the above.

          ISSUED:



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner


    

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