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.: CC420170RO


          476 West 165 St. Realty/
          H. Greenbaum,                           DISTRICT RENT              
                                                  ADMINISTRATOR'S
                                                 DOCKET NO.: BF410454S

                                                 PREMISES:
                                                 476 West 165 St.
                                                 Apt.3A
                                                 NY, NY

                            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 January 21, 1988 concerning the housing 
            accommodations relating to the above-described docket number.  

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

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

            On August 12, 1987, DHCR transmitted a copy of the tenant's 
            complaint to the owner.

            In its answer filed on September 28, 1987, the owner denied the 
            allegations as set forth in the tenant's complaint and otherwise 
            asserted that required services are being provided.

            Thereafter,  an on-site inspection of the subject apartment was 
            conducted on November 17, 1987 by a DHCR  staff member who reported 
            that the tiles in the bathroom are defective, cracked and broken; 
            that the living room wall has a large hole; that the intercom is 
            defective; that the basin in the bathroom does not have a 
            plug/stopper; that the tub drainage is slow ; and that the bedroom 

            CC420170RO










            wall displays thin cracks.

            In an order issued on January 21, 1988, the Administrator directed 
            the restoration of services and further ordered the reduction of the 
            stabilized rent.

            In the petition for administrative review, the owner contends that 
            the tenant refused access to the owner's making repairs in the 
            apartment.

            On May 20, 1988, DHCR mailed a copy of the 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 Administrator's 
            determination which was based upon a DHCR inspector's finding of 
            numerous defective conditions within the apartment. Accordingly, the 
            determination was in all respects proper and is hereby sustained.

            The allegation that the tenant refused access was not raised in the 
            proceeding below prior to the issuance of the Administrator's order 
            and is now raised for the first time on appeal. Accordingly, this 
            assertion is beyond the scope of administrative review which is 
            limited to the issues and evidence before the Administrator.

            THEREFORE, in accordance with the Rent Stabilization Law and Code, 
            it is

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



            ISSUED:



                                                                          
                                            JOSEPH A. D'AGOSTA
                                            Deputy Commissioner


    

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