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

          APPEAL OF                                    DOCKET NO.:
                    Marguerite Jossel,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


               The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 4 Gramercy Park West, 2nd Floor, New York, 
          New York.

               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 tenant commenced the proceeding below by filing a 
          complaint on December 16, 1987, asserting that the owner had failed 
          to maintain certain services in the subject apartment.

               The owner did not answer the complaint, although afforded an 
          opportunity to do so.

               Thereafter an inspection of the subject apartment was 
          conducted by a DHCR inspector on July 21, 1988, who confirmed the 
          existence of the following defective conditions:

          1.   Peeling paint and plaster throughout the apartment.
          2.   Landlord has blocked access to the terrace from the subject   
               apartment by the use of a steel gate.  
          3.   Two windows in the bedroom are painted shut.
               One window in the livingroom is defective.  The window runners 
               are broken and the window will not open.

          4.   The two window guards in the apartment are improperly 
               installed inside the windows.  Guards should be outside the 


          windows.  The window guards were installed in an unworkmanlike 
               manner.  Guards are missing from three other windows in the 
               apartment.  Two window guards are in the livingroom; one is 
               missing.  No window guards are on the two windows in the 
          5.   Roach and mice infestation in the kitchen and bathroom of the 

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

               In its petition for administrative review dated September 22, 
          1988, the owner states, in substance, that the conditions do not 
          exist, have already been remedied or are tenant created, that the 
          tenant refuses to give access to the apartment for repairs, has 
          specifically told the landlord not to make certain repairs, and 
          that the repairs are so de minimis in nature that they do not merit 
          a reduction in rent.

               The DHCR served a copy of the petition on the tenant on 
          October 14, 1988.  The tenant answered that he has never denied the 
          owner and/or her agents access to his apartment and that the 
          conditions in his original complaint still exists, have not been 
          remedied, has further deteriorated and was not caused by either him 
          or his family.

               After careful consideration of the entire evidence of record, 
          the Commissioner is of the opinion that the petition should be 

               Pursuant to Section 2523.4 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 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

               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 answer the complaint precludes 
          consideration of the issues raised for the first time in this 
          appeal proceeding.

               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.      


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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