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

          APPEALS OF                              DOCKET NOS.: AI410093RO
          ZVI GRUNBERG                            RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: AG420002S


               The above referenced administrative appeals have been 
          consolidated as both contain common issues of law and fact.

               The above named petitioner-owner filed two Petitions for 
          Administrative Review against an order of the Rent Administrator 
          issued August 22, 1986. The order concerned housing accommodations 
          known as Apt 8-B located at 19 West 55th Street, New York, N.Y.  
          The Administrator directed restoration of services and ordered a 
          $52.00 per month rent reduction based on the owner's failure to 
          maintain essential services.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by these 

               The tenant commenced this proceeding on July 1, 1986 by filing 
          a Statement of Complaint of Decrease in Services wherein she 
          alleged, in sum, that the owner was not maintaining certain 
          essential services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner did not file a response.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on July 25, 1986 and 
          revealed the following:

                    1.   Evidence of defective pilot light system,

                    2.   Evidence of severely defective refrigerator which 
                         requires replacement.


               The Administrator issued the order here under review on August 
          22, 1986 and ordered a $52.00 per month rent reduction based on the 
          inspector's report. 

               The Commissioner notes that the owner filed the administrative 
          appeal bearing Docket No. CH420163RO on August 25, 1988. The appeal 
          is identical to that filed in Docket No. AI410093RO. The order here 
          under review was issued on August 22, 1986.  Pursuant to Section 
          2208.2 of the Rent and Eviction Regulations, which states that 
          administrative appeals must be filed within 35 days of the date of 
          issuance of the Administrator's order, this appeal must be 
          dismissed as untimely.

               In Docket No. AI410093RO the owner states that the tenant 
          refused to allow the owner access to the apartment on July 30, 1986 
          and August 11, 1986.  The owner further states that the tenant did 
          not wish her refrigerator replaced but merely requested replacement 
          of the freezer door. The owner states that the freezer door was 
          replaced on September 11, 1986 and, at the same time, the pilot 
          light was repaired.  The petition was served on the tenant.

               The tenant filed a response on October 27, 1986 and stated 
          that the owner had restored services.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner notes that the owner did not file a response 
          to the complaint.  The scope of review in an administrative appeal 
          is limited to facts or evidence submitted to the Administrator 
          unless it can be shown that such facts or evidence could not have 
          been submitted.  The owner has not excused his default.  
          Furthermore, the owner submits no proof that the tenant refused 
          access to the apartment on the dates in question.  The tenant 
          specifically stated in the complaint that the refrigerator was 
          "almost totally out of order" .  The Administrator correctly issued 
          the order here under review based on the physical inspection 
          described above.  The order is, therefore, affirmed.

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City it is 

               ORDERED, that the administrative appeal bearing Docket NO. 
          CH420163RO be, and the same hereby is dismissed and it is further


               ORDERED, that the administrative appeal bearing Docket No. 
          AI410093RO be, and the same hereby is, denied, and that the Rent 
          Administrator's order be, and the same hereby is, affirmed.  Based 
          on the tenant's statement that services have been restored the rent 
          is ordered restored effective the first rent payment date following 
          issuance of this order and opinion.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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