BG 110062-RO

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

          APPEAL OF                               DOCKET NO.:                  
          BG 110062-RO  
                     D.S. BAGGA,                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:


          On July 10, 1987, the above-named petitioner-owner filed a peti- 
          tion for administrative review of an order issued on June 9, 1987, 
          by the Rent Administrator, concerning the housing accommodations 
          known as 85-31 120th Street, Kew Gardens, New York, Apartment 4-E, 
          wherein the Administrator determined inter alia, that the owner, in 
          not filing an answer to the tenant's objection to the apartment 
          registration had defaulted and the factual allegations of the 
          tenant's objection were therefore deemed admitted.  It was further 
          determined that the owner provides the services cited in the 
          tenant's objection, with the exception of refrigerator and blinds/ 
          shades which were the property of the tenant.  Other services were 
          determined to be required by law and, therefore, need not be 
          registered.  The tenant was further advised that if the owner is 
          failing to maintain services, the tenant should file for a rent 
          reduction with the Office of Rent Administration.

          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 had properly 
          determined the tenant's objection to the 1984 apartment 
          rent/services registration.

          On appeal, the petitioner-owner essentially asserted that the 
          tenant's objections were three years old and not true and that 
          certain services claimed to be omitted were provided.

          BG 110062-RO

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

          Pursuant to Section 2529.6 of the Rent Stabilization Code, the 
          scope of review in administrative appeals is limited to a review of 
          the facts or evidence that were before the Rent Administrator, 
          unless the petitioner establishes that certain facts or evidence 
          could not reasonably have been offered or included in the 
          proceeding prior to the issuance of the order being appealed.

          In the instant case, the record reveals that the owner was served 
          on January 7, 1987 and March 27, 1987 with a copy of the tenant's 
          objection and offered an opportunity to respond within twenty 
          calendar days.  No response was received and an order, based on the 
          owner's default, was issued on June 9, 1987.

          It is noted that in his petition, the owner does not contest the 
          fact that it did not submit an answer to the tenant's claims below.  
          The Commissioner finds that the owner may not attempt to refute the 
          tenant's claims for the first time on administrative appeal.

          The Commissioner notes that the record contains a signed withdrawal 
          statement from the tenant, dated September 19, 1987, but the record 
          also shows that this statement was executed over three months after 
          the issuance date of the appealed order.  This, therefore, renders 
          the aforesaid statement nugatory insofar as the instant appeal was 
          filed by the owner.

          Accordingly, the Commissioner finds that the Rent Administrator 
          properly determined the tenant's objection to the 1984 apartment 
          rent/services registration.

          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is,

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


                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner


          BG 110062-RO


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