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

          APPEAL OF                               DOCKET NO.:              
                 JONAS EQUITIES INC.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BK210254S 


          The above-named petitioner-owner filed a timely petition for admin- 
          istrative review (PAR) of an order issued concerning the housing 
          accommodation known as 207 Ocean Parkway, Apartment 5-C, Brooklyn, 
          New York.

          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 petition.             

          The tenant commenced the proceeding below by filing a complaint on 
          November 25, 1987, asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          In an answer, dated January 12, 1988, the owner denied that the 
          tenant had been deprived of any services.  He enclosed a copy of a 
          waterproofing contract, advised that the work would be done as soon 
          as conditions permit, and requested that an inspection take place 
          only after work is completed and only upon notification to the 

          Thereafter, on July 1, 1988, an inspection of the subject apartment 
          was conducted by a Division of Housing and Community Renewal (DHCR) 
          inspector who confirmed the existence of the following defective 

               In the living room, near the window, there is peeling 
               paint and plaster due to water seepage from exterior 

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.


          In its petition for administrative review, the owner states, in 
          substance, that the Administrator disregarded its request that the 
          inspection take place only after the work was completed, that con- 
          ditions that existed did not merit a rent reduction, and that the 
          tenant has informed the owner that she had no knowledge of this 
          complaint and it is not in her handwriting.

          The DHCR served a copy of the petition on the tenant on September 
          30, 1988.

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

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, DHCR 
          is required to order the rent reduction, upon application by the 
          tenant, where it is found that the owner has failed to maintain 
          required services.  The owner's 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 defec- 
          tive conditions in the subject apartment for which a rent reduction 
          is warranted.  The owner had an adequate amount of time to arrange 
          for the repairs to be made before the inspection held on July 1, 

          The scope of review in administrative appeals is limited to a 
          review of facts or evidence that were before the Administrator.  
          The failure of the owner to raise the issue that the complaint was 
          not written in the tenant's handwriting below and to submit sub- 
          stantiating evidence precludes consideration of the issue for the 
          first time in this appeal proceeding.  

          The Division's records indicate that a rent restoration application 
          was denied on February 8, 1989 (Docket No. CH210108OR).

          The owner may file another 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 provisions of the Rent Stabili- 
          zation 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 
          the Administrator's order be, and the same hereby, is affirmed.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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