CA410184RT
                                    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





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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:              
                                                  CA410184RT
                 JO ANN NEUHOFF DOUGLAS,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  BC410423S
                                   PETITIONER                         
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named petitioner-tenant filed a timely Petition for 
          Administrative Review (PAR) of an order issued concerning the 
          housing accommodations known as 170 2nd Avenue, Apartments 7-D and 
          7-E, New York, New York.

          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.

          The tenant commenced the proceeding below by filing a complaint on 
          March 17, 1987, asserting that the owner had failed to correct the 
          noise level of the radiators and/or steam pipes and to regulate the 
          water temperature in the faucets.  The tenant indicated in the com- 
          plaint that she occupies two adjoining apartments, of which one is 
          rent controlled and one is rent stabilized.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter on September 29, 1987, an inspection of the subject 
          apartment was conducted by a Division of Housing and Community 
          Renewal (DHCR) inspector who confirmed that there were no defective 
          conditions at the time of inspection and that the conditions have 
          been corrected.














          CA410184RT




          The tenant then filed a petition for administrative review, which 
          states, in substance, that the windows cannot be opened from the 
          top and many cannot be opened from the bottom, and that the windows 
          in front of the fire escape have no locks or window safety guards.

          The DHCR served a copy of the petition on the owner on March 15, 
          1988.  

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

          Section 2202.16 of the Rent and Eviction Regulation, authorizes a 
          rent reduction where there has been a decrease in essential ser- 
          vices which are defined in Section 2200.3 to include repairs and 
          maintenance and the furnishing of light, heat, and hot and cold 
          water.  

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order the rent reduction, upon application by the 
          tenant, where it is found that the owner has failed to maintain 
          required services which are defined in Section 2520.6(r) to include 
          repairs and maintenance and the furnishing of light, heat, and hot 
          and cold water.

          An inspection confirmed that the conditions have been corrected.  
          Based on this inspection, the Administrator properly determined 
          that a rent reduction was not warranted.  The tenant's petition 
          does not establish any basis for modifying or revoking the 
          Administrator's order which determined that the owner was main- 
          taining required services based on a physical inspection confirming 
          that the defective conditions in the subject apartments were 
          corrected.  Based on this inspection, the Administrator properly 
          determined that a rent reduction was not warranted.

          The Commissioner has considered the tenant's claim that the Admin- 
          istrator erred by denying her request for a reduction in rent.  
          However, the petition did address the subject of the order being 
          appealed but raised new conditions that are beyond the scope of 
          review and may not be considered for the first time in this appeal 
          proceeding.


          THEREFORE, in accordance with the Rent And Eviction Regulations, 
          the Rent Stabilization Law and Code, and the Emergency Tenant 
          Protection Act of 1974, it is










          CA410184RT


          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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