DOCKET NUMBER: AL-420259-RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          -------------------------------------X
          IN THE MATTER OF THE ADMINISTRATIVE  :  ADMINISTRATIVE REVIEW
          APPEAL OF                            :  DOCKET NO. AL-420259-RO
                                               :                 
          GILDA AND ROBERT RODRIGUEZ,          :  DISTRICT RENT ADMINISTRATOR'S
                                               :  DOCKET NO. LC 003687-S    
                                               :  
                                  PETITIONERS. :  
          -------------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On December 8, 1986, the above-named landlords filed  a  petition
          for administrative review of an  order  issued  on  November  10,
          1986, by a District Rent Administrator,  concerning  the  housing
          accommodation known as Apartment 4, 349 West 84th Street, 
          New York, New York, wherein rent was reduced due to diminution of 
          service.

          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 in the administrative appeal.

          On May 8, 1985, the subject tenant filed  an  application  for  a
          reduction in  rent  based  on  the  owner's  alleged  failure  to
          maintain certain services. 

          On June 11, 1986 a physical inspection of the subject apartment  was
          carried out  by  the  Division  of  Housing  and  Community  Renewal
          (DHCR).  The inspector, in his report, noted that the  complained-of
          conditions were as alleged by the tenant.

          On November 10, 1986 the District Rent  Administrator  issued  the
          order here under review, finding that  a  diminution  of  services
          had occurred and reducing the tenant's rent by $10.50  per  month,
          pursuant to the Rent and Eviction Regulations.







          The landlords'  petition  asserts  that  the  tenant  has  refused
          access to his apartment to allow repairs to be done, and that the 
          landlord has done repairs when access was provided.

          The Commissioner is of the opinion that  the  petition  should  be
          denied.

          As the issue raised in the petition -- the alleged failure of  the
          tenant to provide access --  was  not  raised  in  the  proceeding






          DOCKET NUMBER: AL-420259-RO
          before the District Rent Administrator, it is outside the scope of 
          the Commissioner's review and  will  not  be  considered  in  this
          administrative  appeal   proceeding.    As   the   District   Rent
          Administrator's  order  is  otherwise  proper  on  its  face,  the
          Commissioner is of the opinion that it should be  affirmed.   Even
          if this issue were properly before the Commissioner, it  is  noted
          that the landlords' assertion of the tenant's failure  to  provide
          access is unsubstantiated in any event.


          THEREFORE, in accordance with the City Rent and Rehabilitation Law 
          and the Rent and Eviction Regulations, it is

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


          ISSUED:



                                                                           
                                             ELLIOT SANDER
                                             Deputy Commissioner







                                               ADMINISTRATIVE REVIEW BUREAU
                                                COVERING MEMORANDUM


          ARB Docket No.:  AL-420259-RO

          DRO Docket No/Order No.:  LC 003687-S

          Tenant(s): JOHN JANEDIS

          Owner:  GILDA AND ROBERTO RODRIGUEZ

          Code Section:  

          Premises:  349 West 84th Street, New York, NY, Apartment 4  


          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          Tenant  filed  complaint  for  service  reduction.   Administrator
          ordered a $10.50 per month rent  reduction.   Landlord's  Petition
          asserts that repairs were not done because tenant  denied  access.
          Commissioner denies Petition because the landlord failed to  raise
          the issue of access to the Rent Administrator.

          APPROVED:

          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Counsel:                                                  

          Deputy Commissioner:                                             


          Mailed copies of Order and Determination to:
                         Tenant(s)            
                         Owner                
                         Tenant's Atty.       
                         Owner's Atty.        


          Date:                    : by                                   
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