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

          APPEAL OF                              DOCKET NO.:              
                                              :  RENT ADMINISTRATOR'S
                                                 DOCKET NO.: 
             AMIT SIKDAR                         1558 Unionport Rd.
                                                 Bronx, NY

                              PETITIONER      : 


               The above-named owner filed a timely petition for 
          administrative review of the Administrator's order issued on 
          December 2, 1991 concerning the housing accommodations relating to 
          the above-described docket number.

               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 administrative appeal.  

               The owner commenced this proceeding on April 26, 1989 by 
          filing an application asserting that it had restored and was 
          maintaining certain services in the subject building for which a 
          rent reduction had been ordered.

               In answer, a tenant stated that the defective conditions 
          continue to exist.

               Thereafter, an on-site inspection of the subject premises on 
          August 29, 1991 was conducted by a Division staff member who 
          reported that the elevator floor indicators for the fifth and sixth 
          floors are missing on the outside and inside, but that the basement 
          floor was clean and there was no evidence of graffiti on the exter- 
          ior walls.

          ADM. REVIEW DOCKET NO.: FL630014RO

               Based on a finding that the elevator indicator light had not 
          been repaired, the Administrator denied the owner's application for 
          rent stabilized tenants and partially granted it for rent con- 
          trolled tenants by ordering a $3.00 per month restoration of rent.

               In this petition, the owner requests reversal of said order, 
          alleging that the services in issue are normal maintenance, are 
          promptly attended to, are of a recurring nature and that there is 
          not an identity of location of the alleged conditions. 

               After careful consideration, the Commissioner is of the 
          opinion that the petition should be granted and the Administrator's 
          order amended to grant the owner's rent restoration application in 

               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 
          inspections 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 elevator 
          enforcement, the City is in a better position than the Division of 
          Housing and Community Renewal (DHCR) to determine appropriate 
          performance standards and ancillary equipment for elevators of 
          varying age and manufacture.

               Accordingly, the relevant inquiry is whether the Department of 
          Buildings has issued violations for the elevators in the subject 
          building during the period when the proceeding was before the DHCR.  
          The Commissioner notes that an elevator inspector of the Department 
          of Buildings conducted an inspection of the elevators in the 
          premises on January 25, 1990, June 27, 1990, January 26, 1991 and 
          September 20, 1991 and reported no violation of the New York City 
          Administrative Code of failing to maintain the elevator in a safe 
          condition and in good working order.  Based on these inspections, 
          the Administrator's order is amended to order restoration of the 
          rent in the amount of $6.00 per month for rent controlled tenants, 
          plus all lawful increases granted subsequent to the order reducing 
          rent, effective January 1, 1992 and to order restoration of the 
          rent for rent stabilized tenants to the level in effect prior to 
          the rent reduction plus subsequent lawful increases, effective 
          August 1, 1991.

               Rent arrears may be due the owner from the tenants as a result 
          of this order.  Any arrears shall be paid in 24 monthly install- 
          ments by stabilized tenants and installments of $3.00 per month by 
          rent controlled tenants until all arrears are repaid.

          ADM. REVIEW DOCKET NO.: FL630014RO

               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,  
          granted, and that the Administrator's order be, and the same hereby 
          is, amended in accordance with this Order and Opinion.


                                               JOSEPH A. D'AGOSTA
                                               Deputy Commissioner



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