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

          APPEAL OF                               DOCKET NO.:              
                    LOUIS DE VITO,        
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BE420230S 


          On January 7, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          December 4, 1987, by the Rent Administrator, concerning the housing 
          accommodation known as 285 Mott Street, New York, New York, apart- 
          ment A-4, wherein the Administrator determined that there was a 
          diminution of services and reduced the tenant's rent by $3.00 per 
          month.  The determination was based on the results of an inspection 
          of the subject premises held on October 22, 1987, which showed that 
          the hallway floor was uneven.  The Rent Administrator also directed 
          restoration of services.

          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.

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of the subject apartment.

          On appeal, the petitioner-owner asserted that despite several 
          attempts to correct the service deficiency, access could not be 
          gained to the tenant's apartment.  In support of his contention on 
          appeal, he submitted separate certified mail receipts respectively 
          dated August 27, 1987 and September 19, 1987, (Return Receipt 
          Requested) which were signed by the tenant.  These receipts were 
          evidence of separate access requests which were mailed to the 


          The petition was served on the tenant on February 22, 1988.  

          The tenant answered the petition alleging that the owner was mis- 
          representing the facts in that the only reason the workers were 
          denied access was because of illness;  that subsequent thereto 
          access was always offered to the owner but that the owner's 
          employee failed to appear for the second access appointment and has 
          not returned since that time.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          For rent controlled tenants Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner has 
          failed to maintain services may result in an order of decrease in 
          maximum rent, in an amount determined by the discretion of the Rent 

          A review of the record before the Administrator clearly shows that 
          the owner did not submit any evidence that the deficiency noted on 
          the inspector's report was completed in a workmanlike manner at the 
          time of the Division of Housing and Community Renewal's (DHCR) 
          inspection or at any time prior to the issuance of the Administra- 
          tor's order.

          Furthermore, the record before the Rent Administrator discloses 
          that although the owner raised the access issue below; he did not 
          submit any evidence in support of his allegations.

          Since the scope of administrative review is limited to the facts or 
          evidence which were raised before the Rent Administrator and the 
          access issue was not supported by any evidence below it may not now 
          be considered for the first time on administrative appeal.

          Accordingly, the Commissioner finds that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site inspection conducted in the subject apartment.

          This Order and Opinion is issued without prejudice to the owner's 
          right to file the appropriate application with the Division for 
          restoration of rent based upon a restoration of services, if the 
          facts so warrant.


          THEREFORE, in accordance with the provisions of the Rent & Eviction 
          Regulations, it is, 

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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