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



          ------------------------------------X
          IN THE MATTER OF THE ADMINISTRATIVE :     ADMINISTRATIVE REVIEW 
          APPEAL OF                                 DOCKET NO.: CL210063RO
                                                    
                
                   Etem Bizati,               :     RENT ADMINISTRATOR'S
                                                    DOCKET NO.: CC210549S

                              PETITIONER      :     
          ------------------------------------X               


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 5455 Kings Highway, Apartment 4F, 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 
          issue raised by the petition.

          The tenant commenced the proceeding below by filing a complaint on 
          March 25, 1988, asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          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 an inspection of the subject building was conducted by 
          a D.H.C.R. inspector on August 26, 1988, who confirmed the 
          existence of the following defective conditions:

               There was evidence of roach infestation in the kitchen.

          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 he has an exterminating contract for the building 
          and that the exterminating company has been denied access by the 
          tenant.

          The DHCR served a copy of the petition on the tenant on February 
          15, 1989.  The tenant's answer states that the roaches still exist, 
          the exterminator needs to make regular visits and that the 
          exterminator advised that he is not allowed to spray the same area 
          twice.
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.






          Doc. #CL210063RO


          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 owner states that the tenant has a roach infestation problem 
          because she has not allowed the exterminating company access to her 
          apartment.  There are no attachments to the petition in support of 
          this allegation.  Moreover, this assertion, which is raised for the 
          first time on appeal, is beyond the scope of administrative review. 

          The Administrator's order was properly based on an August 26, 1988 
          on-site inspection which confirmed the existence of roaches in the 
          apartment.  Accordingly, the determination was in all respects 
          proper and is hereby sustained.

          The owner may file a rent restoration application if the facts so 
          warrant.  The rent will not be restored until a rent restoration  
          application is filed and granted.

          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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