BH 110239-RO
                                    STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  BH 110239-RO
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:               
                                   PETITIONER     045165                


           On August 25, 1987, the above-named petitioner-owner filed an 
           Administrative Appeal against an order issued on July 21, 1987, by 
           the District Rent Administrator, 92-31 Union Hall Street, Jamaica, 
           New York, concerning the housing accommodations known as 64-53B, 
           223rd Street, Bayside, New York, Apartment 1-A.

           The issue herein is whether the District Rent Administrator 
           properly determined the tenant's objection to the 1984 apartment 
           rent/services registration.

           On September 28, 1984, the tenant commenced the original proceeding 
           by filing with the Division a tenant's objection form to the 
           services registration statement filed by the owner.  The tenant 
           alleged that the owner did not include therein a number of apart- 
           ment and building services and that the owner did not post the 
           building services registration.

           The District Rent Administrator's order, appealed herein, deter- 
           mined inter alia, that the owner, in not filing an answer to the 
           tenant's objection, had defaulted and the factual allegations of 
           the tenant's objection are therefore deemed admitted. It is further 
           determined that the owner provides the services cited in the 
           tenant's objection, with the exception of extermination service, 
           which is required by law and need not be registered.  The owner was 
           advised that the RR-3 building registration form must be posted at 
           all times in an area accessible to all tenants.

           On appeal, the petitioner-owner asserted that some services cited 
           in the tenant's objection are provided except storage space, 
           laundry, drying area, free parking and recreation area, which were 
           never provided and, therefore, not registered.  

          BH 110239-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 March 16, 1987 and May 29, 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 July 21, 1987.

           The owner's answer was not sent until August 11, 1987, three weeks 
           after issuance of the order, and no explanation is offered for the 
           delay.  Accordingly, the contents of the owner's answer, as well as 
           the substantive objections raised in the petition, are beyond the 
           scope of review of this administrative appeal and may not be con- 

           THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
           tion Law and Code, it is,

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


                                                 JOSEPH A. D'AGOSTA
                                                 Acting Deputy Commissioner

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