BH 410105-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  BH 410105-RO
                                                  RENT      ADMINISTRATOR'S
                 WINDSOR PLACE CORP.,        DOCKET NO.: 
                                                  AJ 410658-S
                                                  1075 First Ave.,
                                   PETITIONER     Apt. 3-F, New York, NY

          The above-named owner filed a timely petition for  administrative
          review of an order issued 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. 

          The tenant commenced the proceeding below by filing  a  complaint
          asserting that the owner had failed to maintain certain  services
          in the subject building including the failure  o  provide  exter-
          minator services.

          In his answer, the owner denied the allegations set forth in  the
          tenant's  complaint  or  otherwise  asserted  that  all  required
          repairs had been or will be completed but did not mention  exter-
          minator service.   Additionally,  the  owner  asserted  that  the
          tenant failed to provide access to have his apartment painted.

          Thereafter an inspection of the subject building was conducted by 
          a D.H.C.R. inspector who confirmed that exterminator service  was
          not being provided.

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the legal regulated rent.

          In his petition for administrative review, the owner  states,  in
          substance, that exterminator service is available,  however,  the
          tenant does not provide access.

          The tenant interposed an answ r  to  the  owner's  petition  con-
          tending that there is a lack of exterminator service.

          After careful consideration, the Commissioner is of  the  opinion

          BH 410105-RO
          that the petition should be denied.

          The Commissioner notes  that  the  owner's  allegation  that  the
          tenant denied access for the purpose  of  providing  exterminator
          service in the subject apartment was  not  raised  by  the  owner
          while the proceeding was pending before the administrator and  is
          unsubstantiated by any evidence in the record.  Since  the  scope
          of administrative review is limited  to  the  facts  or  evidence
          which were raised before the administrator  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 t e  evidence  the  Com-
          missioner finds that the owner has offered insufficient reason to 
          disturb the administrator's determination and th t  the  adminis-
          trator 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
          Stabilization Law and Code, it is 

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


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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