DD130295R0

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433




          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: DD130295RO


                SANFORD FLUSHING ASSOCIATES

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CF130093B

                                   PETITIONER
          ------------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named owner filed a timely petition for administrative 
          review of an order issued on March 4, 1989 concerning the housing 
          accommodations known as 132-35 Sanford Avenue, Queens, New York, 
          wherein the Rent Administrator determined that certain conditions 
          found in the subject building constituted building wide services 
          decreases.

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

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject premises.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject premise was conducted by a 
          DHCR inspector who observed that the east wing elevator was 
          inoperative, that the east and west wing intercom system and east 














          DD130295RO


          wing buzzer system were defective, that the east and west wing 
          doors were open at the time of inspection, and that the east wing 
          door glass was broken.

          The Rent Administrator directed restoration of these services, and 
          further, ordered a reduction of the stabilization rent.

          In its petition for administrative review, the owner states, in 
          substance, new elevator parts and new intercoms were installed.  In 
          support, the owner submits copies of contractors' proposals and 
          cancelled checks in partial payment thereof.

          Copies of the owner's petition were served on the tenants, many of 
          whom filed responses disputing the owner's claims of adequate 
          repairs.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner's petition does not establish any basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner was not maintaining required services based on a 
          physical inspection confirming the existence of defective 
          conditions in the subject building for which a rent reduction is 
          warranted.

          If the conditions were corrected prior to the issuance of the order 
          under review, the owner offered no evidence in the administrative 
          proceedings below to substantiate the allegation.  Copies of 
          contractors' proposals and cancelled checks in submitted on appeal 
          cannot be considered, since their papers are beyond the scope of 
          review which is limited to a review of the issues and evidence 
          before the Administrator.  If the conditions were corrected after 
          the issuance date, the determination was proper.

          The record also reveals the Administrator issued an order on March 
          17, 1993 per Docket No.: GF130039OR that granted the owner's rent 
          restoration application. 

          The automatic stay of the retroactive rent abatement that resulted 
          the filing of this petition is vacated upon issuance of this order 
          and opinion.




          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is






          DD130295RO



          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:





                    

                                                                           
                                                     JOSEPH A. D'AGOSTA
                                                     Deputy Commissioner











    

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