ADM. REVIEW DOCKET NO.: BG-230330 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.:               
                                                 BG-230330 RO 
                                              :
                                                 DRO ORDER NO.:           
                                                 AJ 230067-B                
                   DITMAS MANAGEMENT CORP
                                             
                                                  

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

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                                       IN PART

               On September 30,  1987,  the  above-named  petitioner  owner
          properly refiled and  perfected  a  Petition  for  Administrative
          Review (PAR) against an order issued on June 19, 1987 by the Rent 
          Administrator, Gertz Plaza, Jamaica,  New  York,  concerning  the
          housing accommodations known as 9281 Shore  Road,  Brooklyn,  New
          York, wherein the Administrator determined the tenants' complaint 
          of a reduction of building wide services.

               The challenged order reduced rents for rent  controlled  and
          rent stabilized tenants based upon the result  of  an  inspection
          conducted on  December  29,  1987.  The  inspector  reported,  in
          pertinent part, that window panes in public  areas  were  cracked
          and had small hoes, and that the concrete  sidewalk  outside  the
          building  was  cracked.   Additional  allegations  cited  in  the
          tenants' complaints regarding the building's  basement,  drainage
          system, roof, foundation and fire escapes were not confirmed.   

               On  appeal,  the  owner  argues  that  the   Administrator's
          findings regarding the windows should be revoked on  the  grounds
          of lack of due process.  The owner points out that the  complaint
          alleged that the hallway windows did not  conform  with  "thermal
          and acoustic insulation guidelines."  The owner contends that  it
          was erroneous for the  Administrator  to  order  rent  reductions
          based upon cracked windows, when no such allegation was  made  or
          suggested in the tenants' complaint.   


               The owner also asserts on appeal that the owner solicited  a
          proposal and hired a contractor to repair the sidewalk within one 
          week after filing an answer to the tenants' complaint,  and  that
          the work was completed  three  months  before  the  Administrator
          issued the rent reduction order.  In support the owner submits  a
          copy of the repair contract and a statement from  the  contractor
          that the work was completed and paid for.    







          ADM. REVIEW DOCKET NO.: BG-230330 RO
               Various tenants responded  that  repairs  requested  in  the
          original complaint had not been completed.

               In reply the owner pointed out that the tenants'  statements
          were not credible and were belied by  the  Administrator's  order
          dated December 4, 1987 (BG-210068-OR) which restored the tenants' 
          rent based on an inspection held on October 30, 1987 which  found
          that windows in all public areas and sidewalk concrete  had  been
          repaired.  

               The applicable law is Section 2520.6(r) and  2523.4  of  the
          Rent Stabilization Code and  Section  2202.16  of  the  Rent  and
          Eviction Regulations.

               After careful  consideration  the  Commissioner  is  of  the
          opinion that the petition should be granted in part.  

               The Commissioner concurs with the owner  that  the  tenants'
          complaint of alleged "thermal and acoustic insulation guidelines" 
          deficiencies was insufficient to give the owner notice  that  the
          windows were broken, cracked or defective in any  way.   Nor  was
          the  complaint  sufficient  to  prompt  the  owner  to  make   an
          inspection;   it   suggested   instead   that   their   technical
          specifications and manufacture failed  to  comply  with  industry
          and statutory standards.  Consequently, the condition  should  be
          revoked as basis for rent reductions.  

               Concerning the sidewalk condition,  the  Commissioner  notes
          that, other than the statement in the answer below of the owner's 
          intent  to  make  repairs,   the   owner   never   notified   the
          Administrator  that  sidewalk  repairs  had  been  undertaken  or
          completed.  Based on the record below, including  the  inspection
          report, the Administrator's determination was proper when issued. 









               The  Commissioner  further   notes   that   the   scope   of
          administrative review is limited to consideration of  issues  and
          evidence before the Administrator.  In the absence of  a  showing
          that the evidence could  not  reasonably  have  been  offered  or
          included  in  the  proceeding  below,  the  documents   regarding
          sidewalk repairs may not be considered  for  the  first  time  on
          appeal. 

               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, the City Rent  Control  Law  and  the
          Rent and Eviction Regulations, it is

               ORDERED, that the owner's petition be granted  in  part,  in
          that the defective and broken windowpanes be revoked as  a  basis
          for rent reductions, and that the $3.00 per month rent reductions 
          granted to rent controlled tenants for this condition be  revoked
          and  refunded  to  the  owner.   In  all  other   respects,   the






          ADM. REVIEW DOCKET NO.: BG-230330 RO
          Administrator's order is affirmed. 

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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