Docket No.: BK 410332-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.: BK 410332 RO 
             & HI-RISE REALTY MGMT.,             DOCKET NO.: BD 410116-B  


          On November 17, 1987, the above-named owners filed a petition  for
          administrative review of an order issued on November 10, 1987 by a 
          District  Rent  Administrator  concerning  various   the   housing
          accommodations in the premises known as 213 West 18th Street,  New
          York, New York 10011.

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

          The tenant commenced this proceeding by the filing of a  complaint
          dated April 13, 1987  asserting  that  the  owner  had  failed  to
          maintain certain services in the subject apartme t  and  building-

          In its answer the owner asserted in substance, that  the  tenant's
          complaints were unwarranted.  The agent contended  that  they  had
          become the managing agents for the subject building in  June  1985
          and had since made various installations and repairs pertinent  to
          the tenant's complaint.

          On July 8, 1987 a rent agency inspection revealed that the  public
          areas  required  sweeping  and  mopping,  the  doorway  lock   was
          inoperative, the areas around Apartments 5A and  5B  were  rusted,
          cracked and leaking, the incinerator rooms were               
          and the sidewalks and gutters had strewn debris.

          On November 10, 1987 the Rent Administrator issued the order  here
          under review, reducing the rent to  reflect  a  finding  that  the
          public areas required sweeping and mopping, the doorway  lock  was
          inoperative, the area around apartments  5A  and  5B  was  rusted,
          cracked and leaking, the incinerator rooms had been eliminated and 
          the sidewalks and gutters had strewn debris.

          In its petition the owner is substance asserts that  the  tenant's
          application was previously denied under Docket No.  BD  410101-HW,
          that the building is cleaned and mopped at least twice a week, the 
          doorway lock is operative and that three to four  weeks  prior  to
          the filing of its petition, it had requested that the areas around 
          apartments 5A and 5B be scheduled for repairs.  Further, the owner 
          contends, in substance, that the  incinerator  rooms  were  locked

          Docket No.: BK 410332-RO

          with the tenants' consent and an alternate garbage room  built  in
          the basement of the subject building for their use.  Finally,  the
          owner asserts, in  substance,  that  although  the  sidewalks  and
          gutters are swept often they remain dirty  because  of  the  heavy
          traffic there which it asserts is beyond the owner's control.

          After careful consideration, the Commissioner is  of  the  opinion
          that the owner's petition should be denied.

          The Commissioner notes that although the owner  asserts  that  the
          tenant's complaint was previously  denied  under  Docket  No.  BD-
          410101-HW, the agency records reveal that that proceeding  stemmed
          from  a  different  complaint  and  did  not  address  the  issues
          presented by the order appealed herein.

          The Commissioner further notes that although  the  owner,  by  its
          agent, asserts that the doorway lock is operative, this  assertion
          is belied by the report of agency inspection.

          The Commissioner further notes that  although  the  owner  asserts
          that prior to the filing of its petition  it  requested  that  the
          areas around apartments 5A and 5B be scheduled for repairs, it has 
          not asserted that the required repairs were made before  the  Rent
          Administrator's order was issued. 

          Section 2529.6 of the Code provides that administrative review  is
          limited to facts or evidence before a Rent  Administrator,  or  if
          facts or evidence are  submitted  with  the  petition  and  it  is
          established that they could not reasonably have  been  offered  or
          included in the proceeding prior to  the  issuance  of  the  order
          being appealed, that evidence submitted with the petition  may  be

          The  Commissioner  notes  that  the  owner's  assertion  that  the
          building is cleaned and mopped at least twice a week is  presented
          for the first time with the petition and will  not  be  considered
          for the first time on appeal.  However, it is noted in  any  event
          that the report of agency  inspection  revealed  that  the  public
          areas were very dirty.

          Regarding the owner's assertions concerning the  incinerator  room
          and the strewn debris, the Commissioner  again  notes  that  these
          assertions were first presented with the petition and will not  be
          considered for the first time on appeal.

          Accordingly, the  Commissioner  is  of  the  opinion  the  owner's
          petition should be denied

          Docket No.: BK 410332-RO

          THEREFORE, in accordance with the  City  Rent  and  Rehabilitation
          Law, the Rent and Eviction Regulations, and the Rent Stabilization 
          Law and Code, it is

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


                                          ELLIOT SANDER
                                          Deputy Commissioner


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