CE220117RO

                                  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.: CE220117RO
                               
                  NEWTON PRIMUS                      RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BI220238S

                                  PETITIONER
          -----------------------------------x


          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named owner filed a timely petition for administrative 
          review of an order issued on April 25, 1988 concerning the housing 
          accommodations known as 1320 St. John's Place, Apartment #6, 
          Brooklyn, New York, wherein the Rent Administrator determined the 
          tenant's complaint of decreased services

          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 this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.  In an answer, the owner stated that the 
          tenant had denied the owner access to complete repairs.

          Thereafter, a "no-access" inspection of the subject apartment was 
          conducted by DHCR upon notice to both parties.  The inspector 
          reported that the superintendent and the owner were not present 
          during the inspection.  The inspector found that a door knob was 
          defective, that one bathroom wall was peeling paint and plaster, 
          and evidence of roach infestation.

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

          In the petition for administrative review, the owner states, in 
          substance, that the inspector did not come to the apartment.  
          In addition, the owner submits, for the first time on appeal, 
          statements and invoices to establish that repairs were made  
          pursuant to a Housing Court Stipulation.













          CE220117RO



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

          Pursuant to Section 2202.16 of the City Rent & Eviction 
          Regulations, the Rent Administrator may impose a rent reduction 
          where there has been a decrease in essential services, furnishings 
          or equipment, among other things.

          The owner's petition does not establish any basis for modifying or 
          revoking the Rent Administrator's order, which determined that the 
          owner was not maintaining services based on an inspection conducted 
          by the impartial DHCR inspector.  His report was entitled to, and 
          was afforded more credibility and weight than the owner's bare 
          assertion, on appeal, that the inspector failed to keep the "no- 
          access" inspection appointment.

          Evidence of repairs in December 1987, submitted for the first time 
          on appeal, could not be considered since scope of review is limited 
          to evidence and issues submitted to the Rent Administrator for his 
          consideration.  It is also noted that the inspection that confirmed 
          the tenant's complaints was conducted subsequent to the alleged 
          repairs.

          The Rent Administrator's prior determination on February 3, 1988 
          terminating the tenant's complaint per Docket No. BI220453S, based 
          on the tenant's failure to provide access to the DHCR inspector, 
          did not prejudice the tenant's right to relief in other complaint 
          proceedings.

          The owner may file a rent restoration application if the facts so 
          warrant.

          THEREFORE, in accordance with the Rent & Eviction Regulations for 
          the City of New York, 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, in accordance with the above.

          ISSUED:





                                                                     
                                               JOSEPH A. D'AGOSTA
                                              Deputy Commissioner


    

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