BH 210158-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  BH 210158-RO
                                                  RENT      ADMINISTRATOR'S
                   MRM MANAGEMENT            DOCKET NO.: 
              c/o  RUBIN PINKUS,                  AJ 210431-S
                                                  320 Eastern Parkway 
                                   PETITIONER     Apt. 4-G, Brooklyn, NY

          The above-named owner filed a timely petition for  administrative
          review concerning the  housing  accommodations  relating  to  the
          above described docket number.

          The Commissioner has reviewed all the evidence in the record  and
          has carefully considered that portion of the record  relevant  to
          the issues raised by the petition. 

          On October 9, 1986, the tenant commenced the proceeding below  by
          filing a complaint asserting that the owner had failed  to  main-
          tain certain services in  the  subject  apartment.   Amongst  the
          complained of conditions:

                    1.   Defective bathtub.
                    2.   General deterioration of the stove and oven.
                    3.   Defective glass shutters.
                    4.   Defective closet door.
                    5.   Defective bedroom door locks.

          On November 25, 1986 the owner was served with the complaint  and
          afforded twenty (20) days to interpose an answer.

          On December 16, 1986, the owner interposed an answer to the  ten-
          ant's complaint stating, in pertinent part, that  its  agent  has
          been instructed to check the allegatio s  in  the  tenant's  com-

          The Administrator ordered a physical inspection of the  premises.
          The inspection was conducted on February 26,  1987  and  revealed
          the following:

               1.   Porcelain on bathroom tub is worn.
               2.   Oven is defective; it cannot regulate temperatures.
               3.   Small bedroom - One window does not open  -  master
                    bedroom window is off track.  Other does  not  stay

          BH 210158-RO
               open.  Living room - 2 windows do  not  stay  open.
                    Bedroom window  off  track,  does  not  stay  open.
                    Kitchen window off track and does not stay open.
               4.   Door lock defective also door does self close.
               5.   Hall closet does not close  properly.   Bedroom  closet
                    off hinges; hall closet does not close properly.

          On July 2, 1987, the Rent Administrator directed  restoration  of
          these services, and further ordered a reduction of the stabiliza 
          tion rent.

          In its petition for administrative review,  filed  on  August  3,
          1987, the owner stated, in substance, that even though the tenant 
          failed to provide access to  the  premises  for  the  purpose  of
          effectuating repairs, all repairs had been or would be completed.

          The Commissioner is of the opinion that the  petition  should  be

          The owner's assertion that a portion  of  the  repairs  would  be
          completed does not warrant  modification  or  revocation  of  the
          Administrator's order.  The Commissioner notes that the owner was 
          served with the complaint on November 25, 1986, and the  Adminis-
          trator's order was issued on July 2, 1987.  Thus, the  owner  had
          ample time to correct the defective conditions.

          With regard to the owner's allegation that some  of  the  repairs
          had been completed, the owner's  petition  does  not  make  clear
          whether it is the owner's contention that repairs had  been  made
          before the apartment was inspected or the  order  was  issued  or
          whether the contention is that repairs were  made  following  the
          issuance of the Rent Administrator's order.  If it is the former, 
          then the owner's allegation is belied by the report of the agency 
          inspector.  If it is the latter, then  the  Rent  Administrator's
          order was correct when issued.

          The owner's claim of denial of access is not proven and is raised 
          for the first time on appeal.  It is therefore beyond  the  scope
          of review of administrative appeals which is limited to a  review
          of facts or evidence before the Administrator.

          Based on a preponderance of the evidence the  Commissioner  finds
          insufficient reason to disturb the Administrator's order, and  it
          should be affirmed.

          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 210158-RO
                                         JOSEPH A. D'AGOSTA
                                         Acting Deputy Commissioner

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