ADM. REVIEW DOCKET NO. BJ 130141 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.  BJ  130141  RO
                                                       
                                              :     D.R.O.    DOCKET     NO.
                                                 BB 110746 S
                                                 Dennis R. Bradley - Tenant 
                 MOHAMMAD         A.         MALIK          -          OWNER
                                                                       
                                 PETITIONER   :  
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On October 14,  1987,  the  above-named  petitioner  filed  a
          Petition for Administrative Review  against  an  order  issued  on
          October 5, 1987  by  the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York  concerning  the  housing  accommodation
          known as 134-37 Maple Avenue, Apartment No. 1F, Flushing, New York 
          wherein the Administrator reduced the rent. 

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

               On February 17, 1987, the tenant commenced this proceeding by 
          filing a complaint of a decrease in services,  alleging  that  the
          ceilings in the apartment leaked and that the  apartment  required
          painting. 

               A copy of the complaint was sent to the owner.

               Although given the opportunity to do so, the  owner  did  not
          answer the complaint.

               In a conversation with a DHCR inspector on July 23, 1987, the 
          superintendent of the subject building stated that  everything  in
          the subject apartment had been fixed. 

               On August 4, 1987, a staff member of  the  DHCR  conducted  a
          physical inspection of the subject apartment which  confirmed  the
          allegations in the tenant's complaint. 

               In the order issued  on  October  5,  1987,  based  upon  the
          foregoing inspection and upon the owner's failure to respond,  the




          Administrator  determined  that  there  had  been  a  decrease  in
          services, directed the owner to restore the services  and  reduced






          ADM. REVIEW DOCKET NO. BJ 130141 RO
          the rent to the level in effect prior to the last  rent  guideline
          increase.   

               In the appeal, the owner submits a copy of an answer which it 
          states was submitted in response to  the  complaint  and  contends
          that the order should be reversed because the  failure  to  effect
          repairs was caused by the tenant's refusal to provide access.

               The tenant did not respond to the petition although given the 
          opportunity to do so.

               The Commissioner is of the opinion that this petition  should
          be denied.

               Code Section 2525.6 limits the scope of review of  an  appeal
          to those facts or evidence in the record of the proceeding  below.
          A review of the record in the instant case reveals that  there  is
          no answer to the complaint  contained  therein.   Accordingly,  it
          would be improper to  consider  de  novo  on  appeal  the  owner's
          contention  regarding  lack  of  access.   Moreover,  the  owner's
          contention is belied by the superintendent's statement on July 23, 
          1987 in which the superintendent  indicated  everything  had  been
          fixed. 

               This order is without prejudice to the owner's right to apply 
          for a restoration of rent, if the facts so warrant.

               The tenant is reminded that Section D26-10.07 of the  Housing
          Maintenance Code provides in pertinent part that no  tenant  shall
          refuse to permit the owner access to make repairs. 

               THEREFORE, in accordance with the Rent Stabilization Law  and
          Code, it is

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

          ISSUED:







                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner



                                          












          ADM. REVIEW DOCKET NO. BJ 130141 RO
























    

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