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

          APPEAL OF                              DOCKET NO.:               
                                                 FK 510325 RO
                                                 RENT ADMINISTRATOR'S        
                                                 DOCKET NO.:                 
                                                 FE - 530075 - B
                                                 SUBJECT PREMISES:
                MAUREEN SCHLATTER                98 Morningside Ave.,
                                                 New York, New York
                              PETITIONER      : 


               The above-named owner filed a timely petition for 
          administrative review of an order issued on October 2, 1991 
          concerning the housing accommodations relating to the above- 
          described docket number, wherein the Administrator ordered a 
          building-wide rent reduction based on a finding that the elevator 
          is inoperative and the public areas are dirty.

               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.  

               This proceeding was commenced on May 3, 1991 when the tenants 
          of 40 of the 48 apartments in the subject building joined in the 
          filing of a complaint asserting that the elevator in the building 
          broke down completely on April 17, 1991 and is not expected to be 
          fixed in 8-12 weeks.  The tenants also alleged that the public 
          hallways and stairs are not kept clean.

               In an answer filed on June 17, 1991, the owner asserted that 
          a few tenants who do not care about the physical condition of the 
          building are responsible for the garbage in the halls; and that the 
          elevator which was vandalized for the third time is being repaired.  
          The owner submitted a copy of a letter dated June 7, 1991 from the 
          elevator company, stating that a new elevator cab was being 

          ADM. REVIEW DOCKET NO.: FK 510325 RO

               Thereafter, an in situ inspection of the subject premises was 
          conducted on August 26, 1991 by a Division inspector who confirmed 
          that the elevator is not working and that the public areas, 
          including the stairs, are dirty. 

               The Administrator directed the restoration of services and 
          further ordered a rent reduction of a guideline for all rent 
          stabilized tenants who signed the complaint and by a percentage 
          plus $5.00 for all rent controlled tenants in the building.

               In this petition, the owner contends in substance that repairs 
          to the elevator service had been completed as indicated by a copy 
          of a letter from the elevator company dated October 25, 1991, and 
          that the building is now clean.

               Two tenants answered the petition and confirmed that a new 
          elevator had been installed.

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

               Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          reduce the legal regulated rent, upon application by the tenant, 
          for the period for which it is found that the owner has failed to 
          maintain required services.  Required services are defined by 
          Section 2520.6(r) to include elevator services, janitorial services 
          and removal of refuse.

               Section 2202.16 of the Rent and Eviction Regulations 
          authorizes a decrease in the maximum rent where there has been a 
          decrease in the essential services required to be provided.  
          Essential services are defined by Section 2200.3 to include 
          elevator service, janitor service and removal of refuse.  

               In the instant case, the physical inspection of the subject 
          premises on August 26, 1991 revealed an inoperative elevator and 
          dirty public areas for which the rent reductions ordered by the 
          Administrator are warranted.  The documentation submitted by the 
          owner regarding repairs to the elevator post date the October 2, 
          1991 issuance date of the Administrator's order so that even if the 
          repairs were done by October 25, 1991, the order was correct when 
          issued and must be affirmed.

               This Order and Opinion is issued without prejudice to the 
          owner's rights as they may pertain to a de novo application to the 
          Division for a restoration of rents based upon the restoration of 
          services, if the facts so warrant.

          ADM. REVIEW DOCKET NO.: FK 510325 RO

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code and the Rent and Eviction Regulations, it is

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


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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