STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.HA110069RO  
                                                                 

           J.R.R. Realty Co.,                                 

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:AI130062B  
                                                                    
                                   PETITIONER
          ----------------------------------x

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW

               On January 11, 1993, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on June 
          2, 1987, by the Rent Administrator, concerning the housing accommo- 
          dation known as 73-37 Austin Street, Forest Hills, N.Y. Apt. 7-G, 
          wherein the Administrator determined that although the tenant did 
          request a rent reduction, based on the evidence, a rent reduction 
          was not warranted but the owner was directed to restore the 
          defective elevator light-switch. An inspection conducted on 
          February 10, 1987, determined that the elevator light-switch was 
          broken-off by design to enable the elevator light to be on at all 
          times.

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issue raised by the administrative appeal.

               The issue herein is whether the Rent Administrator properly 
          directed the owner to restore the elevator light-switch.

               On appeal, the petitioner-owner asserted that the elevator 
          light-switch is not required by law; was eliminated for safety 
          purposes and further that its intentional removal does not 
          constitute a reduction in services.

               The petition was served on the tenant on February 17, 1993, 
          but the tenant did not file an answer to the petition.

               After a careful consideration of the entire evidence of record 












          CA230235RO
          HA110069RO                                                         
                                                                             
          the Commissioner of the opinion that the administrative appeal 
          should be granted.

               The tenant filed the decrease in services complaint on 
          September 25, 1986 alleging, among other things, that the elevator 
          light-switch was broken. The owner answered the tenant's complaint 
          alleging that the elevator light-switch was working.

               The inspector's report disclosed that the elevator light 
          switch was intentionally disabled to permanently set the elevator 
          light in the "on" position.

               Accordingly, the condition noted in the inspection report 
          should not be considered a failure to maintain services and did not 
          interfere in any way with the rights of the tenant. On the 
          contrary, the elevator light switch was intentionally disabled to 
          maintain the light in the elevator and to preserve safety 
          conditions in the elevator.

               The Commissioner, therefore, finds that the Rent Administrator 
          erred by directing the owner to restore the elevator light-switch 
          to working condition.

               The Commissioner notes that the Rent Administrator's order was 
          mistakenly mailed to the petitioner at its old address on June 2, 
          1987, and the petitioner received a copy of the order for the first 
          time in January, 1993, in conjunction with other proceedings 
          pending before the DHCR. The late filing of the subject petition, 
          therefore, will be accepted.

               The Commissioner also notes that the owner filed an 
          application to restore the rent on January 6, 1993.

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, 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, revoked. 

               

          ISSUED:

                                                   
                                                                             
                                                   JOSEPH A. D'AGOSTA
                                                   Deputy Commissioner










          CA230235RO


























          THEREFORE, in accordance with the 

          ORDERED, that this petition be, and the same hereby is,            



          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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