BI 230079 RO
                                
                        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 230079 RO

     H. CALVIN SITORUS                  DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
NO.: AH 230181 B
                        PETITIONER
----------------------------------x


  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
      On September 3, 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 located at 338 14th Street, 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
appeal.

      The tenants commenced this proceeding by filing a Statement
of  Complaint of Decrease in Building-Wide Services on August 14,
1986 wherein they alleged the following services deficiencies:

          1.   Failure to provide maintenance
          
          2.   Mice and roach infestation
          
          3.   Tenant forced to do own painting
          
          4.   Water pressure weak
          
          5.   Security door inadequate
          
          6.   Lack of bells throughout building
          
          7.   No superintendent
          
One  tenant  wrote to the Administrator on October  1,  1986  and
stated her wish to drop the complaint.  Since 4 other tenants had
joined in the building-wide complaint the Administrator continued
the processing.

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

      The  Administrator  ordered a physical  inspection  of  the
subject  building. The inspection was conducted on  February  19,
1987  and  March  30, 1987.  The inspector reported  evidence  of
roach  infestation and unclean public areas.  Complaints relating
to  individual apartments were not appropriate for processing  in
this building-wide services proceeding.

      The  Administrator issued the order here  under  review  on
August 17, 1987 and ordered a rent reduction  of $7.00 per  month
for  rent  controlled  tenants  and  the  most  recent  guideline
adjustment for rent stabilized tenants.  The reduction  for  rent
controlled  tenants  was  effective September  1,  1987  and  the
reduction  for rent stabilized tenants was effective  October  1,
1986.

      On  appeal  the owner states that the public areas  of  the
building  are regularly cleaned and that exterminating  had  been
done  on  February  20, 1987 except for Apts.  3L  and  4L.   The
tenants did not file responses.

      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 scope  of  review  in  an
administrative  appeal is limited to facts or evidence  presented
before the Rent Administrator.  The owner was served with a  copy
of  the complaint yet did not avail himself of the opportunity to
respond.  Therefore, the Commissioner cannot consider the owner's
defenses  raised for the first time on appeal.  The  Commissioner
does  note,  however,  that the unsupported  allegations  of  the
petitioner  are  insufficient to rebut the  report  of  the  DHCR
inspector which revealed a failure to maintain services for which
a  rent  reduction is warranted.  The order here under review  is
affirmed.

      The  Commissioner notes that the owner has filed  for  rent
restoration but that the Administrator denied the application  on
March  13,  1988.   The owner may file another  rent  restoration
application when all conditions are corrected.
      THEREFORE, pursuant to the Rent Stabilization Law and  Code
and Rent and Eviction Regulations 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
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name