BJ 410214 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO.:  BJ 410214 RO

                                                  DRO DOCKET NO.: Z-BF 410051-S



          On October 21, 1987, the above-named petitioner filed a  Petition
          for Administrative Review against an order  issued  on  September
          16, 1987 by the Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York concerning the housing accommodations known  as
          22 Mount Morris Park West, Apartment  5-W,  New  York,  New  York
          wherein the  Administrator  determined  that  there  had  been  a
          decrease in services and reduced the rent to the level in  effect
          prior to the last rent guideline increase.

          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.

          The tenant commenced this proceeding on June 10, 1987 by filing a 
          complaint of a decrease in services,  alleging  numerous  service
          deficiencies  including  defective  plumbing,  defective  kitchen
          appliances and the need for painting and plastering.

          A copy of the complaint was sent to the former owner (Mark  Kahn)
          on June 24, 1987.

          The owner failed to answer the complaint.

          On July 3, 1987, a staff member of the Division  of  Housing  and
          Community Renewal (DHCR) conducted a physical inspection  of  the
          subject premises  which  confirmed  the  truth  of  the  tenant's

          Based on the foregoing inspection, the  Administrator  determined
          that there had been a decrease in services and reduced  the  rent
          to the level in effect prior to the last rent guideline increase.

          In the  appeal,  the  petitioner  seeks  to  reverse  the  order.
          Contending that the DHCR  lacks  jurisdiction  to  entertain  the
          complaint, the owner asserts that the complainant is not a tenant 
          but a  trespasser/squatter  who  occupies  the  subject  premises
          without permission and against  whom  the  owner  has  instituted
          holdover proceedings.

          BJ 410214 RO

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

          The Commissioner is of the opinion that this petition  should  be

          The purpose of an administrative appeal is to correct  any  error
          of law or fact in the Administrator's order.

          Pursuant to Code Section 2529.6 the scope  of  review  of  a  PAR
          shall  be  limited  to  facts  or  evidence   before   the   Rent
          Administrator.  The petitioner in  the  instant  case  failed  to
          answer the complaint and has offered no  excuse  to  explain  its
          default.  Accordingly, the  Commissioner  finds  that  the  issue
          raised by the owner cannot be considered de novo in this  appeal.
          Moreover, rent stabilized apartments are the jurisdiction of  the
          DHCR.  The legality of the putative tenancy is a factual issue to 
          be determined by a court of competent jurisdiction.

          The Commissioner notes that although the Administrator could have 
          based its  determination  on  the  owner's  default,  a  physical
          inspection of  the  subject  premises  revealed  serious  service
          deficiencies.  The owner is reminded that pursuant  to  the  Rent
          Stabilization Law and Code all required services  as  defined  in
          Section 2520.6 must be maintained.

          The owner is further reminded that the subject building  must  be
          registered as is required by the Rent Stabilization Law and Code.

          A copy of this order is being sent to the current tenant.

          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,

                                                  ELLIOT SANDER
                                                  Deputy Commissioner

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