ADM. REVIEW DOCKET NO.: BI 210500 RT


                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.:              
                                                 BI 210500 RT 
                                              :  
                                                 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 ZBB 210023 RP, 
                                                 85KS000185 HH
                  ARTHUR BRENNER,                                

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On September 21, 1987, the above-named petitioner-tenant 
          timely refiled a petition for administrative review of an order 
          issued on April 30, 1987, by the Rent Administrator, concerning the 
          housing accommodation known as 4200 Avenue K, Apartment 3J, 
          Brooklyn, New York, wherein the Administrator determined that 
          services had been restored and revoked the order issued under 
          Docket Number 85KS000185 HH.

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

               On March 13, 1986 the tenant filed a complaint of decrease in 
          services, alleging that the owner had not maintained hot water 
          services.

               On March 19, 1986, the owner was served with the complaint and 
          afforded an opportunity to comment thereupon.

               On March 22, 1986, the tenant submitted an affirmation stating 
          that the owner had continued to not maintain hot water services. 

               On April 3, 1986, the owner interposed an answer to the 
          tenant's complaint asserting that there was adequate hot water in 
          the building at all times.















          ADM. REVIEW DOCKET NO.: BI 210500 RT

               On April 4, 1986, the Rent Administrator issued an order, 
          under Docket Number 85KS000185 HH, reducing the stabilization rent 
          based upon the owner's failure to maintain hot water services.  The 
          Rent Administrator's finding was predicated upon the owner's 
          failure to answer the tenant's complaint.

               Thereafter, the owner filed a petition for administrative 
          review against the Rent Administrator's order of April 4, 1986.

               On January 29, 1987, the Commissioner issued an order under 
          Docket Number ARL 9618-K, remanding the proceeding on appeal on the 
          grounds that the Rent Administrator's determination was based on 
          the purported default of the owner who had established on appeal 
          that in fact it had substantially complied with the Rent 
          Administrator's directives in the proceeding before the Rent
          Administrator.

               On March 13, 1987, the Rent Administrator notified the parties 
          that the proceeding was being reopened and that the administrator 
          proposed to revoke the order issued erroneously on April 4, 1986. 
          The parties were afforded an opportunity to answer the proposed  
          action and were apprised that an inspection of the subject premises 
          had been requested.

               Neither party to the proceeding below interposed an answer.

               On April 9, 1987, inspection of the subject premises was 
          conducted by a Division inspector who reported that the hot water 
          temperature in the subject premises was 140 degrees F. 

               On April 20, 1987, another inspection was conducted by a 
          Division inspector who reported that the hot water temperature in 
          the subject premises was 120 degrees F.

               On April 30, 1987, the Rent Administrator issued the order 
          appealed herein, revoking the order issued on April 14, 1986, on 
          the grounds that the physical inspection held on April 20, 1987, 
          indicated that services had been restored.

               In the petition, the tenant contends that the inspector 
          refused to look at complaints outside the apartment and requests 
          that the Division send an inspector to verify these complaints.  
          The complaints listed in the petition are as follows:







                    EXISTING VIOLATIONS IN APT. 3J







          ADM. REVIEW DOCKET NO.: BI 210500 RT

                         1. Bedroom wall and ceiling poorly
                            plastered and poorly painted.

                         2. Some window sashes do not 
                            operate properly.

                    EXISTING VIOLATIONS IN REMAINDER OF BUILDING

                         1. Painting needed in stairwells and garage. 
                            
                         2. Broken windows in Boiler Room and
                            garage.
                    
                         3. Roaches in halls and elevators and 
                            incinerator rooms.    

                         4. Bells, buzzers and intercom defective.
                            
                         5. Lighting inadequate in lobby, halls, 
                            stairwells, garage and building ex-
                            teriors.  Red warning light at garage     
                            entrance missing.

                         6. Elevator operation erratic...stops 
                            above or below floor level, passes
                            floors, floor indicator lights  
                            missing.  No inspection card posted.

                         7. Collapsing sidewalk at side of building.
                            
                         8. Benches at rear of building in need
                            of repair.

                         9. Front door lock insecure.  Side door
                            lock and other locks defective.

                        10. Stairwells filthy, need scrub down 
                            with soap and water.  

                        11. Landscaping deteriorated.   

                        12. Serious rain leaks from garage  
                            walls and ceiling, which may 
                            collapse.

                        13. Missing locks on side and rear gates.


               After careful consideration, the Commissioner is of the 
          opinion that the petition should be denied.

               The tenant's complaint of March 13, 1986, alleged that the 












          ADM. REVIEW DOCKET NO.: BI 210500 RT

          owner had not maintained hot water services.  This allegation is 
          belied by the inspectorial findings of April 9, 1987, and April 20, 
          1987.  Thus, the Commissioner finds the Rent Administrator's order, 
          revoking the order issued under Docket Number 85KS000185 HH was 
          warranted.

               With respect to the complained-of conditions set forth in the 
          petition, the Commissioner notes that these were not part of the 
          tenant's complaint of March 16, 1987.  Thus, they are beyond the 
          scope of review of administrative appeals which is limited to a 
          review of facts or evidence before the Rent Administrator.
               
               This order is issued without prejudice to the tenant's right 
          to file an application with the Division for the complained-of 
          conditions set forth in the petition, if the facts so warrant.

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

               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.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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