Docket No. CA 710352-RO

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

          APPEAL OF                               DOCKET NO.: CA 710352-RO

                                                  DRO DOCKET NO.: 
                                                  N- GC-86S70-S
                                                  Premises:   59   Chestnut
                                                             Street,Apt. D, 
                                                             Glen Cove, NY
          Glen Mill Apartments     PETITIONER


              The  above-named  owner   filed   a   timely   petition   for
          administrative review of an order issued concerning  the  housing
          accommodations described above.

              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 premises.

              In its answer owner alleged it had made  significant  repairs
          to the tenant's apartment, and that in 1983  the  bathroom  floor
          had to be replaced as a result of the tenant's  negligence.   The
          owner stated in general terms  that  the  tenant  had  not  taken
          proper care of the apartment.

              Thereafter  an  inspection  of  the  subject   premises   was
          conducted by a D.H.C.R. inspector who confirmed the existence  of
          defective conditions.

              The Rent Administrator ordered a reduction of  the  regulated

              In its petition for administrative review, the owner  states,
          in substance, that repairs have been  performed,  as  of  January
          1987.  Owner also alleged lack of access in 1984 and 1985  to  do
          certain repairs and/or  extermination.   In  addition  the  owner
          alleges that on two occasions  the  tenant  had  left  the  water
          running in a sink, thereby flooding the apartment below.  Finally 
          the owner argues  that  it  should  have  been  notified  of  the
          inspection and allowed to  be  present  when  the  apartment  was

          Docket No. CA 710352-RO

              In response the tenant denied lack of access and stated  that
          the work in the apartment was completed in April 1987 rather than 
          in January 1987, as had been alleged by the owner.   In  general,
          the tenant contends he had not been the cause of  the  damage  to
          the apartment covered by the Administrator's order.

              The Commissioner is of the opinion that this petition  should
          be denied.  

              The  owner  did  not  allege  lack  of  access   before   the
          Administrator.  Having failed to allege lack of access below  the
          owner cannot make this allegation for the first time  on  appeal.
          Similarly, the allegations regarding leaving the water  on  in  a
          sink were not made before the Administrator, nor does  the  owner
          allege  they  were  the  cause  of  the  defects  found  by   the

              The physical inspection report disclosed  the  complained  of
          conditions existed and  the  Commissioner  finds  that  the  rent
          reduction was warranted.  DHCR policy, approved  by  the  courts,
          does not provide for parties to be present at inspections, except 
          as needed to provide access.
              This order is issued without prejudice to the  owner's  right
          to file  the appropriate aplication for restoration of the  rent,
          if the facts so warrant.

              THEREFORE, in accordance with the provisions  of  the  Tenant
          Protection Regulations, it is

              ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied, and,  that  the  order  of  the  Rent
          Administrator and the same hereby is, affirmed.


                                           Joseph A. D'Agosta
                                           Acting Deputy Commissioner


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