CD110185RO
                                          
                        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



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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.:
                                                  CD110185RO
                    LEONIDES GALANG,                                  
                                                  RENT ADMINISTRATOR'S
                                        DOCKET NO.:
                        PETITIONER      BG110531S
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  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


On April 8, 1988, the above-named owner filed a timely petition for 
administrative review against an order issued concerning the 
housing accommodation known as 35-58 97th Street, Queens, New York, 
Apartment 11.

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 in this petition. 

The tenant commenced the proceeding below by filing a complaint 
asserting that the owner had failed to maintain certain required 
services.  

In an answer, the owner denied the allegations set forth in the 
complaint or otherwise asserted that all required repairs had been 
or will be completed.

Thereafter, on February 17, 1988, a staff inspector conducted an on 
site inspection of the subject apartment and confirmed the exist- 
ance of the alleged defective conditions or reduced services.

Based thereon, the Rent Administrator, by order dated March 31, 
1988, directed restoration of these services and further ordered a 
reduction of the legal regulated rent.

In the petition for administrative review, the owner asserts that 
all of the violations were removed.














          CD110185RO



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

          The petition does not establish any basis for modifying or revoking 
          the Administrator's order which determined that the owner was not 
          maintaining required services based on a physical inspection 
          confirming the existence of defective conditions for which a rent 
          reduction is warranted.  The Commissioner notes that the scope of 
          review in an administrative appeal is limited to the facts or 
          evidence presented to the Administrator.  Since the restoration 
          assertion was not pressented to the Administrator below, the 
          Commissioner will not therefore consider such assertion.

          The owner may file a rent restoration application if the facts so 
          warrant.

          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 
          and the Emergency Tenant Protection Act of 1974, it is ,

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



          ISSUED:


                                                                         
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
    

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