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

          APPEAL OF                               DOCKET NO.:              
                    MORLAND ASSOCIATES,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BH210608S 


          The above-named petitioner-owner filed a timely petition for 
          administrative review (PAR) of an order issued concerning the 
          housing accommodation known as 1375 East 18th Street, Apartment 
          E-2, Brooklyn, New York.

          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 petition.             

          The tenant commenced the proceeding below by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          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 an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector who 
          confirmed the existence of the following defective conditions:

                    The ceilings and walls throughout the apart- 
                    ment are cracked and peeling and needs to be 

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.


          In its petition for administrative review, the owner states, in 
          substance, that the tenant refuses to give access to the apartment 
          for repairs.

          The DHCR served a copy of the petition on the tenant on July 15, 
          1988.  The tenant answers that she has never denied the owner 
          access to her apartment.  Furthermore, she states that the owner 
          has never advised her of when he would need access to make the 

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

          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.  The owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on a physical inspection confirming the existence of defec- 
          tive conditions in the subject apartment for which a rent reduction 
          is warranted.

          The scope of review in administrative appeals is limited to a 
          review of facts or evidence that were before the administrator.  
          The failure of the owner to raise the issue of access below and to 
          submit substantiating evidence precludes consideration of the issue 
          for the first time in this appeal proceeding.

          The Division's records reveal that the rent was restored on 
          December 29, 1988 (Docket No.: CE210150OR).

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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