BI 220185 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 220185 RO
               ALMAY REALTY                       DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: AK 220563 S

               On September 11, 1987 the above named petitioner-owner filed 
          a Petition for Administrative Review against an order of the Rent 
          Administrator issued August 17, 1987. The order concerned housing 
          accommodations known as Apt C45 located at 1040 Bushwick Ave, 
          Brooklyn, 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 Services on November 6, 1986 wherein she  
          alleged the following services deficiencies:

                    1.   Lack of exterminator services

                    2.   Noisy radiator

                    3.   Court-ordered repairs incomplete

                    4.   Bathroom medicine chest lacks mirror; holes in 
                         cabinet under kitchen window

                    5.   Insufficient heat and hot water

                    6.   Dirty and unsanitary basement

                    7.   Dirty apartment due to installations by owner

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner failed to respond to the 

          BI 220185 RO

               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on March 11 and March 18, 
          1987 and revealed the following:

                    1.   Hot water turned off         

          The following services were found to have been maintained:

                    1.   No evidence of infestation

                    2.   No evidence of noisy radiator

                    3.   Bathroom medicine cabinet repaired

                    4.   New wall cabinet installed in kitchen

                    5.   Adequate heat.

               The Administrator issued the order here under review on August 
          17, 1987 and ordered a rent reduction equal to 7 1/2 % of the 
          maximum collectible rent based on the inspector's report.  

               On appeal the owner states that it has expended considerable 
          sums to repair the building and, if there was no hot water on the 
          date of the inspection, the reason was that the boiler was being 
          repaired.  The owner also attaches copies of bills for oil 
          deliveries and repairs to the burner on various dates in 1986 and 
          1987. The owner also submitted documentation regarding another 
          proceeding (AK 120123 HW) wherein the Administrator denied the 
          tenant's complaint on January 29, 1987 based on an inspector's 
          report of adequate heat and hot water.

              The tenant filed a response on December 4, 1987 and requested 
          that the order here under review be affirmed.

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

               The Commissioner notes that the owner did not respond to the 
          complaint in this proceeding, although given the proper opportunity 
          to do so.  It is settled law that the scope of review in an 
          administrative appeal is limited to facts or evidence submitted 
          before the Rent Administrator unless it is established that certain 
          facts or evidence could not have been raised below.

               Section 2202.16 of the Rent and Eviction Regulations provides 
          that if the owner fails to maintain services, the Rent 
          Administrator may order a decrease in the maximum rent in an amount 
          determined by the reasonable exercise of discretion.  The record in 
          the instant case reveals that the tenant complained about certain 
          conditions at the apartment.  The physical inspection conducted on 

          BI 220185 RO

          March 11 and March 18, 1987 revealed inadequate hot water and the 
          inspector did not report any repairs being done to the boiler at 
          the time of the inspection.  The Administrator was correct in 
          issuing the order here under review.  That order is affirmed.

               The Commissioner notes that the owner has filed for rent 
          restoration and that application was granted on May 9, 1988 (see 
          Docket No. BI 220052 OR)
               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City 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.


                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner


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