ADM. APPEAL DOCKET NO. BA - 420236 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 APPEAL
          APPEAL OF                              DOCKET NO.               
                                                 BA - 420236 RO 
                                              :
                                                 DRO DOCKET NO.:           
                                                 AC - 420453 - S            
                 MICHAEL SAPERSTEIN      
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On January 28, 1987, the above-named petitioner-owner  filed
          an Administrative Appeal against an order issued on  January  20,
          1987 by the District Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          216 West 108th Street, Apt. 3 - R, New York, New York.
           
               The issue herein is whether the District Rent  Administrator
          properly reduced the rent of the subject apartment by  $4.00  per
          month, effective on the first  rent  payment  day  following  the
          issue date of the District Rent Administrator's order.

               The District Rent Administrator's order, appealed herein was 
          based upon the findings of an inspection  held  by  the  DHCR  on
          September 10, 1986.  Although the inspection report  showed  that
          most deficiencies were corrected by the owner,  the  same  report
          noted the owner's failure to repair four windows.

               On appeal, the  petitioner-owner  claimed  that  the  tenant
          delayed his access to the premises,  but  that  when  access  was
          provided, the window and other repairs were corrected. 

               After a careful consideration  of  the  entire  evidence  of
          record the Commissioner is of the opinion that the administrative 
          appeal should be denied.



               A review of the file reveals that a  copy  of  the  tenant's
          complaint was mailed to the owner on April 3, 1986.

               In the owner's answer filed on April  23,  1986,  the  owner
          responded,  inter  alia,  that  the  owner's  inspection  of  the
          premises showed the windows to be in good condition.  

               The Commissioner notes that the owner's allegation, that the 






          ADM. APPEAL DOCKET NO. BA - 420236 RO 
          tenant delayed  access  to  the  apartment  for  the  purpose  of
          repairs, was not raised by the owner, while  the  proceeding  was
          pending before the administrator and is  unsubstantiated  by  any
          evidence in the record.  Since the scope of administrative review 
          is limited to the facts or evidence, which were raised before the 
          administrator and this allegation was not raised, it may not  now
          be considered for the first time on administrative appeal.   

               Accordingly, based on a preponderance of  the  evidence  the
          Commissioner finds that the owner has offered insufficient reason 
          to  disturb  the  administrator's  determination  and  that   the
          administrator properly based  his  determination  on  the  entire
          record, including the results of the on-site inspection conducted 
          in the subject apartment. 

               This Order and Opinion is issued without  prejudice  to  the
          owner's right  to  file  the  appropriate  application  with  the
          Division for restoration of rent  based  upon  a  restoration  of
          services, if the facts so warrant. 

               THEREFORE, in accordance with the  provisions  of  the  Rent
          and Eviction Regulations, it is

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

          ISSUED:





                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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