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

          APPEAL OF                             DOCKET NO.: CC610343RO
                                                RENT ADMINISTRATOR'S
                  BERNARD PUTTER                DOCKET NO.: BF610571S      
                                                PREMISES: APT. 5E
                                                          1540 PELHAM PARKWAY 
                                                          BRONX, NY

               The above-named petitioner filed a timely petition for 
          administrative review of an order issued on January 29, 1988 
          concerning the housing accommodations relating to the above- 
          mentioned docket number.

               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 this administrative appeal.

               This proceeding was commenced on June 30, 1987 by the tenant 
          filing a complaint asserting that the owner had failed to maintain 
          various services in the subject apartment.

               In an answer filed on September 15, 1987, the owner denied the 
          allegations as set forth in the tenant's complaint and otherwise 
          asserted that services are maintained and repairs are being 

               Thereafter, a physical inspection of the subject apartment was 
          conducted on November 19, 1987 by a DHCR staff member who confirmed 
          the existence of defective conditions.

               On January 29, 1988, the Administrator directed the 
          restoration of services and reduced the rent based on the 
          inspection's finding of the following conditions:

               1. defective refrigerator light switch,


               2. peeling paint and plaster on bedroom ceiling,

               3. leak-damaged ceiling and wall around the terrace door,

               4. defective terrace door (not closing properly),

               5. broken window sash at master bedroom, and

               6. inoperative intercom.

               In the petition for administrative review, the owner contends 
          that repairs have been completed, and submits a copy of a statement 
          signed on February 26, 1988 by the tenant who "certified" that all 
          of the above conditions cited by the Administrator's order had been 
          "corrected and taken care of."

               On May 23, 1988, a copy of the owner's petition was mailed to 
          the tenant.

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

               The owner's petition fails to rebut the Administrator's 
          determination based on the November 19, 1987 inspection which 
          confirmed the existence of defective conditions.  The submission in 
          the petition and not in the proceeding below prior to the issuance 
          of the Administrator's order of a copy of a statement signed on 
          February 26, 1988 by the tenant certifying that all repairs were 
          completed is beyond the scope of the administrative review, which 
          is limited to the issues and evidence before the Administrator.  
          Accordingly, the Administrator's determination was in all respects 
          proper and is hereby sustained.

               The automatic stay of the retroactive rent abatement that 
          resulted by the filing of this petition is vacated upon issuance of 
          this Order and Opinion.

               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.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner

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