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

          APPEAL OF                             DOCKET NO.: CC410173RO 
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: BF420460S       
          476 W. 165th St. Realty Co./
               Harry Greenbaum,                                      
                                                PREMISES: 476 W. 165th St.
                                                          Apt. #2H
                                                          New York, N.Y.

               The above-named owner filed a timely petition for 
          administrative review of an order issued on January 8, 1988 
          concerning the housing accommodations relating to the above- 
          described docket number.

               The issue in this appeal is whether the Administrator's order 
          was correct.

               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 administrative appeal.

               This proceeding was commenced on June 18, 1987 by the tenant 
          filing a statement of complaint asserting that the owner failed to 
          maintain numerous services in the subject apartment.

               On August 5, 1987, the Division transmitted a copy of the 
          tenant's complaint to the owner.

               In an answer filed on September 28, 1987, the owner denied the 
          allegations as set forth in the tenant's complaint and otherwise 
          asserted that all services are well maintained.

               On November 17, 1987, an on-site inspection of the subject 
          apartment was conducted by a Division staff member who reported 
          that the wall mount receptacle of electricity in the living room is 
          not working; that there is evidence of roach infestation in the 
          kitchen; that the 2nd bedroom wall is cracked and peeling paint and 
          plaster; that the bathroom ceiling is cracked and water stained; 
          and that the 1st bedroom ceiling and walls are cracked.


               The Administrator directed the restoration of services and 
          ordered a reduction of the maximum legal rent.

               In the petition for administrative review, the owner contends 
          that the tenant unreasonably refused and continues to refuse 
          access.  The owner submitted a copy of a postal form to show 
          mailings on February 12, 1988 to the Division and the apartments 
          concerned.  There is nothing in the petition to show what letters 
          were sent, whether these letters were by certified mail, or whether 
          there were return receipts.

               On May 27, 1988, the Division sent a copy of the owner's 
          petition to the tenant.

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

               The owner's petition does not dispute the fact that the 
          Administrator's order was based upon a staff inspector's report 
          which found defective conditions within the apartment.  The 
          determination was in all respects proper and is hereby sustained.

               The contention that the tenant unreasonably refused access was 
          not raised in the proceeding below prior to the issuance of the 
          order appealed from, and is now raised as an unsubstantiated 
          assertion for the first time on appeal.  Thus, this unproven claim 
          is beyond the scope of administrative review, which is limited to 
          the issues and evidence before the Administrator.

               THEREFORE, in accordance with the Rent and Eviction 
          Regulations it is,
               ORDERED, that the petition for administrative review be, and 
          the same hereby is, denied, and that the Administrator's order be, 
          and the same hereby is, affirmed.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        


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