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

          APPEAL OF                               DOCKET NO.:              
              STARK MANAGEMENT CO., INC.,        
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BK410763S 

                                 AND RESTORING RENT

          The above-named petitioner-owner filed a timely petition for admin- 
          istrative review (PAR) of an order issued concerning the housing 
          accommodation known as 57 Vermilyea Avenue, Apartment 5-E,  
          New York, 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 30, 1987, asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          In an answer dated March 4, 1988, the owner asserted that all 
          required repairs had been ordered and will be completed at once.

          Thereafter, an inspection on August 29, 1988, of the subject apart- 
          ment was conducted by a Division of Housing and Community Renewal 
          (DHCR) inspector who confirmed the existence of the following 
          defective conditions:  

               1.   Bathtub not secured to the bathroom floor or 
                    wall.  Water from the connecting piping drains 
                    on the tenant below from bathroom; water leaks 
                    from shower and tub continuously.
          2.   Apartment entrance door has a broken lock.

          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 rent should be restored because all repairs 
          have been done and that the repairs would have been completed at an 
          earlier date except that the tenant would not provide access.  The 
          owner included with the petition receipts for repair work done to 
          the bathtub and door.

          The DHCR served a copy of the petition on the tenant on November 
          22, 1988.  In answer to the petition, the tenant conceded that all 
          necessary repairs have been completed but asserted that the rent 
          reduction should remain in effect because the owner took almost a 
          year to make the repairs.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied, but the rent should be re- 

          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 on August 29, 1988, 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.  
          nyThe failure of the owner to raise the issue of access precludes 
          consideration of the issue for the first time in this appeal 
          proceeding.  Similarly, this evidence regarding repairs was not 
          submitted to the Administrator and is beyond the scope of review of 
          this appeal.

          However, based on the tenant's statement that all repairs were 
          completed, the rent is restored effective December 1, 1988, which 
          is the first of the month following service of the petition on the 
          tenant.  The tenant may pay any rent arrears due as a result of 
          this order in twelve monthly installments.

          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 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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