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

          APPEAL OF                              DOCKET NO.:              
                                                 BJ 630089 RO                
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 BB 610698 - S
               CHARLES WAXMAN                              

                              PETITIONER      : 


               On October 13, 1987 the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on September 
          18, 1987, by the Rent Administrator, concerning the housing 
          accommodation known as 16 Elliot Place, Bronx, New York, Apartment 
          2D, wherein the Administrator determined the tenant's complaint of 
          decreased services.  While essentially involving building-wide 
          services, the Administrator processed the case docket as an 
          individual tenant's complaint.

               The Administrator granted the tenant a rent reduction based on 
          the results of an inspection conducted on August 10, 1987 that  
          confirmed the tenant's complaint of decreased services.  The 
          inspector reported that the drainage plate located at the main 
          entrance, as well as the mailbox door and a lobby bannister, were 
          missing, that the bell/buzzer system was inoperative, that the 
          building entrance door was off its hinges, that the public areas 
          required sweeping and mopping, and that the fire escape was rust 
          covered and peeling paint. 

               On appeal, the owner asserts that the bell/buzzer system has 
          not been provided for thirty (30) years.  The owner also claims 
          that all other services were provided or have been restored.

          ADM. REVIEW DOCKET NO.: BJ 630089 RO

               The Commissioner notes that the owner raises the issue of 
          whether the bell/buzzer system was a base date service for the 
          first time on appeal.  However, an administrative appeal is 
          strictly limited to a review of the facts and issues presented to 
          the Administrator for his consideration.  The owner's bare 
          allegation that the bell/buzzer system was not a base date service, 
          presented for the first time on appeal, does not warrant 
          reconsideration of the Administrator's order below, properly 
          determined based on the record before him.   

               The owner's claims that the remaining services were provided 
          were belied by the inspector's observations.  The Commissioner 
          notes that the inspector who prepared the report was a rent agency 
          employee, not a party to the proceeding, and not an adversary to 
          either the owner or the tenant.  His report was placed in the 
          record for consideration by the Administrator and was properly 
          afforded great weight.

               The Commissioner further notes that the owner failed to 
          establish when services were restored.  If the repairs were made 
          before the order was issued, there is no indication that the owner 
          provided evidence for the Administrator's consideration.  
          Consequently, the determination below was correct based on the 
          record presented.  If on the other hand, repairs were completed 
          following the issuance of the order, then no warrant exists to 
          reconsider the determination.

               Division records also reveal that the owner's application for 
          rent restoration per Docket No. BJ 610143 OR was denied on May 19, 
          1988.  A subsequent rent restoration application is pending per 
          Docket No. FK 610054 OR.  

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

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


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



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