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.BG210418RO

          I & J Realty Corp.              :  DISTRICT RENT ADMINISTRATOR'S
                                             DOCKET NO.AD210198RV
                                            
                                             TENANT:Irving Rubenfeld     

                            PETITIONER    : 
      ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


      On July 30, 1987, the above-named owner filed a petition for 
      administrative review of an order issued on July 20, 1987 by a Rent 
      Administrator concerning the housing accommodations known as 738 
      Oceanview Avenue, Apartment No.2D, Brooklyn, New York wherein the Rent 
      Administrator ordered the owner to offer the tenant a renewal lease.

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

      This proceeding was commenced by the filing of a complaint of the 
      owner's failure to renew the lease.  On the same complaint form the 
      tenant raised some issues regarding the delivery of certain services by 
      the owner.

      Despite two notices sent to the owner affording it an opportunity to 
      respond, the record indicates that the owner failed to answer the 
      tenant's complaint.

      In the Administrator's order the Administrator wrote that because of the 
      owners failure to answer "... the teant's allegations are deemed 
      admitted."  The Administrator directed the owner to offer the tenant a 
      renewal lease.  No references were made in the order to the alleged 
      service reductions.

      In its petiton for administrative review, the owner exclusively rebuts 
      the allegations involving the delivery of services and makes no comments 
      involving the Administrator's order regarding the lease renewal.

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

      The owner has mistakenly interpreted that portion of the Administrator's 
      order which stated that the " ... tenant's allegations are deemed 
      admitted."  This statement related only to the portion of the complaint 
      involving the lease renewal.  The Administrator's order made no 
      refernces to or drew any conclusions regarding the delivery of services 
      to this tenant.  Any services issue was outside the scope of the 







      complaint form and the Administrator's order.

      Accordingly, the owner's petition for administrative review cites no 
      errors of fact or law made by the Administrator.

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

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

      ISSUED:



                                                                    
                                      JOSEPH A. D'AGOSTA
                                      Deputy Commissioner
    

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