BH 410297-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  BH 410297-RO
                   ARNOLD                     J.                     DAVIS,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     AI 410719-S           


          On August 24, 1987, the  above-named  petitioner-owner  filed  an
          Administrative Appeal against an order issued on July  22,  1987,
          by the District Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodation known  as
          175 West 79th Street, New York, New York, Apt. 16-E.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly reduced the rent of  the  subject  apartment,  effective
          November 1, 1986, the first rent payment day after  the  Division
          of Housing and  Community  Renewal  informed  the  owner  of  the
          tenant's complaint.

          The tenant filed a complaint of decrease in services on September 
          11, 1986 alleging that there was falling plaster  throughout  the
          apartment, that the apartment needed to be painted, that the win 
          dows were defective and that there were wiring defects.

          In answer to the  complaint,  the  owner  promised  to  have  the
          necessary painting and plastering done.

          A physical inspection on May 26, 1987 revealed that the apartment 
          had been plastered, but not painted; the living room  window  was
          drafty, and there was no evidence of defective wiring.

          The District Rent Administrator's order, appealed herein, reduced 
          the rent of the subject apartment to the level in effect prior to 
          the last guideline increase which commenced before the  effective
          date of the rent eduction based on the results of  an  inspection
          which showed that the replastered ceilings and walls in the  kit-
          chen, bedroom and living room required painting services and  the
          loose living room window required putty.

          BH 410297-RO
          On appeal, the petitioner-owner alleged,  inter  alia,  that  the
          tenant denied access to the subject apartment to his painter.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          should be denied.

          The Commissioner notes that  the  owner's  allegation,  that  the
          tenant denied access to the apartment for the purpose of repairs, 
          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.

          Moreover, the record  reveals  that  the  DHCR  inspector  gained
          access to the subject apartment on May  26,  1987  and  that  the
          resulting  inspection  report  confirmed  some  of  the  tenant's
          allegations concerning service derelictions.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code;

                    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 the own r  has  failed  to  main-
                    tain required services.

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

          Accordingly, based on a preponderance of the evidence,  the  Com-
          missioner finds that the owner has  offered  insufficient  reason
          to  disturb  the  Administrator's  determination  and  that   the
          Administrator 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 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon the restoration of services.

          THEREFORE, in accordance with  the  Rent  Stabilization  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 410297-RO
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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