BH 110236-RO

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

          APPEAL OF                               DOCKET NO.:   
                                                  BH 110236-RO
                    RONALD LEVICK, 
                                                  RENT      ADMINISTRATOR'S
                         DOCKET NO.: 
                                                  AJ 110534-S


          On August 4, 1987,  the  above-named  petitioner-owner  filed  an
          Administrative Appeal against an order issued on June  30,  1987,
          by the District Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known as 
          103-11 68th Drive, Forest Hills, New York, Apt. 3-D.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly issued the order below which found that a diminution  of
          service had occurred.

          The District Rent Administrator's order, appealed  herein,  found
          that a diminution of service had occurred and reduced the rent to 
          the level in effect prior to the  last  rent  guideline  increase
          which commenced before the effective date of  the  order.   Based
          on an inspection held on March 30, 1987,  the  rent  was  reduced
          because of an inoperative stove  and  the  existence  of  peeling
          paint and plaster over the living room wall.

          On appeal, the  petitioner-owner  claimed  inter  alia  that  the
          tenant caused the service reductions in  question  and  that  the
          owner was denied access to the subject apartment.

          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 record indisputably shows that the complained-of 
          conditions and concomitant diminution of service existed  at  the
          time of the Division of Housing and Community Renewal (DHC )  in-
          spection held on March 30, 1987, and at the time of the  issuance
          of the District Rent Administrator's order on June 30, 1987.

          Pursuant to Section 25234(a) of the Rent Stabilization Code,

          BH 110236-RO
                   "A tenant may apply to the DHCR for a reduc-
                    tion of the legal regulated rent to  the  level
                    in effect prior to the most recent guidelines
                    adjustment, and the DHCR shall  so  reduce  the
                    rent for the  period  for  which  it  is  found
                    that t e  owner  has  failed  to  maintain  re-
                    quired services."

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The owner had seven months  from  the  date  of  service  of  the
          tenant's complaint until  the  issuance  of  the  Administrator's
          order to investigate the  tenant's  complaint  and  to  make  the
          necessary repairs, but failed to do so.

          The Commissioner finds that the Administrator properly based  his
          determination on the entire record including the results  of  the
          on-site physical inspection conducted on March 30, 1987 and  that
          pursuant to Section 2523.4(a) of the Code, the Administrator  was
          mandated to reduce the rent upon determining that the  owner  had
          failed to maintain services.

          The record is also devoid of any showing that  the  access  issue
          was raised below by the owner.  In answer to the  complaint,  the
          owner merely asserted that the tenant makes repeated, fictitious

          Since the scope of administrative review is limited to the  facts
          or evidence which were raised before the Distri t  Rent  Adminis-
          trator 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 t e  Admin-
          istrator 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 Stabili 
          zation Law and Code, 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.


          BH 110236-RO

                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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