BI 110155 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: BI 110155 RO
               OLAYIWOLA OLA                      DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: AG 130131 B

                    On September 17, 1987 the above named petitioner-owner 
          filed a Petition for Administrative Review against an order of the 
          Rent Administrator issued August 18, 1987. The order concerned 
          housing accommodations known as the ground floor located at 86-02 
          164th Street, Jamaica, N.Y.  The Administrator ordered a rent 
          reduction for failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding by filing a Statement of 
          Complaint of Decrease in Building-Wide Services on July 22, 1986 
          wherein she alleged the following services deficiencies:

                    1.   Laundry room facilities no longer offered for use 
                         of tenants

                    2.   No superintendent available for tenants

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner failed to file a response.
               On March 2, 1987 the Administrator sent the parties a request 
          for information regarding the tenant's allegation of the taking 
          away of laundry room facilities.  Neither party responded to the 
          request for information.

               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on February 3, 1987 and 
          revealed that the building did not have a superintendent and the 
          building was not being maintained.  The inspector also noted that 
          a laundry room could not be found.

          BI 110155 RO

               The Administrator determined that, since the tenant had failed 
          to submit any evidence to the request for information regarding the 
          laundry room, a rent reduction could not be granted on this issue.  
          However, a rent reduction of the most recent guideline adjustment 
          was ordered based on the inspector's report concerning the lack of 
          a superintendent and the fact that the building was not being 
          maintained.  The owner was cautioned to maintain adequate 
          janitorial services in accordance with the housing maintenance 

               On appeal the owner states that there has been no service 
          reduction, and that the building contains a part-time 
          superintendent and part-time handyman.  The tenant did not file a 

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Pursuant to 9 NYCRR 2529.6 as well as numerous prior decisions 
          of the Commissioner, the scope of review in an administrative 
          appeal is limited to facts or evidence presented before the Rent 
          Administrator unless it is shown that such facts or evidence could 
          not have been presented.  The owner was given ample notice of the 
          filing of the complaint yet did not respond to it.  Therefore, the 
          defenses that the owner now raises cannot be considered at this 

               The Commissioner notes that, pursuant to 9 NYCRR 2523.4 (a) a 
          tenant may apply to the DHCR for a rent reduction and the rent 
          shall be reduced upon a finding that the owner has failed to 
          maintain required services.  Pursuant to 9 NYCRR 2520.6 (r), 
          maintenance and repair are included in the definition of required 
          services.  The Administrator properly made this determination based 
          on the entire record, including the results of the on-site physical 
          inspection conducted on February 3, 1987 which revealed that the 
          building was not being maintained.  That report sufficiently 
          supports a rent reduction even if the building has the part-time 
          employees that the owner claims it has.  The order here under 
          review is affirmed.  The owner may file for rent restoration when 
          services have been fully restored.

               THEREFORE, pursuant to the Rent Stabilization Law and Code
          it is

          BI 110155 RO

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

                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner


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