BI610257RO

                                  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.:   
                                                  BI610257RO                 
                 DOJANI MANAGEMENT,               
                                                  RENT ADMINISTRATOR'S      
                                                  DOCKET NO.: 
                                  PETITIONER      BB630091B
          ----------------------------------x




            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          On September 14, 1987, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on August 25, 
          1987, by the Rent Administrator, concerning the housing accommoda- 
          tion known as 346 East 205th Street, Bronx, New York, wherein the 
          Administrator determined the tenants' complaint of decreased 
          services building-wide.

          The challenged order reduced the tenants' rents based on the 
          results of an inspection conducted on May 11, 1987, confirming the 
          tenants' complaints of inadequate janitorial services and inade- 
          quate security.  The inspector reported, among other items, that 
          the building entrance door lock was defective, and that the halls 
          and stairways required sweeping and mopping.  

          On appeal, the owner reiterates arguments made below, that the 
          conditions were tenant induced, that the public areas are cleaned 
          frequently and that the front door and lock were being replaced.

          The petitioner submits, for the first time on appeal, copies of an 
          invoice dated March 23, 1987 and cancelled checks dated March 23, 
          1987 and June 2, 1987, to establish the installation of new front 
          door equipment.  It is noted however, that the date of the instal- 
          lation was not indicated.  Nor could it be ascertained whether the 
          inspector examined the existing door and lock equipment or the new 
          equipment.














          BI610257RO



          The lack of notice to the Administrator of the installation pre- 
          cluded consideration by the Administrator as to the adequacy of the 
          repairs, including whether the defects reported were new conditions 
          not related to the defects reported in the complaint or defect to 
          the existing equipment.

          Moreover, an administrative appeal is strictly limited to a review 
          of issues and evidence before the Administrator, and not to 
          consider new claims and evidence.  The Commissioner is, therefore, 
          precluded from considering the owner's new submissions on appeal to 
          correct the owner's omissions below.

          The owner's bare assertion that the public areas are dirty due to 
          the tenants' behavior, despite frequent cleaning, is not sufficient 
          reason to disturb the Administrator's finding of inadequate jani- 
          torial services.



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

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


          ISSUED:




                                                                            
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner







    

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