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

          APPEAL OF                              DOCKET NO.:              
                                                 BL 610353 RO                
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 BD 610247 S
               MARTIN SHAPIRO,                              
                                                 PREMISES: 6 East 167th      
                                                 St., Apt. No. 42, Bronx, 
                              PETITIONER      : 


               The above-named owner timely refiled a petition for 
          administrative review of an order issued on October 22, 1987, 
          concerning the housing accommodations relating to the above- 
          described docket number, wherein the Administrator ordered a rent 
          reduction based on a finding of a decrease in services.

               The issue in this appeal is whether the Administrator's order 
          was warranted.

               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.  

               This proceeding was commenced on April 6, 1987 by the subject 
          rent-stabilized tenant filing an individual complaint of decrease 
          in services, alleging "broken window in living room" and "holes 
          need to be patched up in bedroom." 

               On April 27, 1987, the Division sent the owner a copy of the 
          complaint and the owner filed an answer advising that the "broken 
          living room window has been replaced with new window" and that the 
          "bedroom holes have been plastered." 

          ADM. REVIEW DOCKET NO.: BL 610353 RO

               On September 16, 1987, a Division staff member made a physical 
          inspection of the subject apartment, and reported that two window 
          panes in the living room are broken on the top east sash and that 
          the repaired bedroom hole on the west wall needs painting.

               On October 22, 1987, the Administrator issued the order 
          hereunder review, reducing the tenant's rent to the level that was 
          in effect prior to the last rent guidelines increase effective May 
          1, 1987, based on a finding of a decrease in services, citing the 
          above-mentioned items in the inspector's report.

               In the petition for administrative review, the owner states 
          that the "living room windows have been repaired" and that the 
          "tenant had refused to let me paint just the one room wall that was 
          ordered" but "wanted the whole apartment done" and "it has since 
          been done." 

               In answer, the tenant asserts that "living room windows have 
          been repaired, however chain and locks in kitchen window has not 
          been repaired"; that the "bedroom and bathroom have been repainted, 
          however the rest of the apartment needs a paint job"; and that the 
          "door entrance lock needs to be checked again by the superintendent 
          because the lock is not locking properly."  The tenant submitted a 
          copy of a Hearing Court stipulation dated November 24, 1987, 
          alleging that the owner had not complied with said stipulation.  

               The Commissioner is of the opinion that the petition should be 

               Section 2523.4 of the Rent Stabilization Code requires the 
          Division to reduce the legal regulated rent, upon application by 
          the tenant, for the period for which it is found that the owner has 
          failed to maintain required services.  Required services are 
          defined by Section 2520.6(r) to include repairs and maintenance.

               Pursuant to Section 2529.6 of the Rent Stabilization Code, the 
          scope of review in administrative appeals is limited to a review of 
          facts or evidence that were before the Administrator unless it is 
          established that certain facts or evidence could not reasonably 
          have been offered or included in the proceeding prior to the 
          issuance of the order being appealed.

               Review of the evidence of record shows that the Administrator 
          based his determination on the entire record, including the results 
          of the Division's September 16, 1987 inspection report which 
          identified and corroborated the tenant's claims in the complaint.  

          Therefore, the Commissioner finds that the Administrator correctly 
          determined that pursuant to Section 2523.4 cited above, the owner 

          ADM. REVIEW DOCKET NO.: BL 610353 RO

          had failed to maintain services and pursuant to Section 2520.6(r) 
          properly reduced the tenant's rent.

               The owner's petition does not make clear whether it is the 
          owner's contention that repairs had been made before the apartment 
          was inspected or the order was issued, or whether the contention is 
          that repairs were made following the issuance of the order.  If it 
          is the former, then the owner's allegation is belied by the report 
          of the agency inspector.  If it is the latter, then the 
          Administrator's rent reduction order was nevertheless correct when 

               The Commissioner notes that the tenant originally complained 
          of living room windows and holes in the bedroom walls.  Pursuant to 
          Section 2529.6 cited above, any other defective conditions as 
          referred in the November 24, 1987 Housing Court Stipulation 
          submitted by the tenant are beyond the scope of this administrative 
          appeal.  In addition, said stipulation was made subsequent to the 
          issuance of the order hereunder review.  

               The unsubstantiated assertion that the tenant refused and 
          delayed completion of repairs was also not raised in the proceeding 
          below and prior to issuance of the Administrator's order and is now 
          raised as a self-serving, unproven assertion for the first time on 
          appeal.  According to Section 2529.6 cited above, this claim is 
          again beyond the scope of the administrative appeal. 

               Since the tenant conceded in her March 15, 1988 answer to the 
          complaint that the windows were repaired and the bedroom was 
          painted, the Commissioner is of the opinion that the owner 
          corrected all conditions for which the rent was reduced and 
          therefore, the rent should be restored effective April 1, 1988.

               The additional conditions that the tenant claims require 
          repair may be in a new complaint that the tenant may file but are 
          not appropriate matters for consideration in this appeal.

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

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the rent reduction ordered by the Administrator 
          be, and the same hereby is, affirmed, but that the rent be and the 
          same hereby is restored, effective April 1, 1988.

          ADM. REVIEW DOCKET NO.: BL 610353 RO


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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