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

          APPEAL OF                                  DOCKET NO.: CF620115RT  
                    JAMES DEVINE,                                            
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BJ620363S   


          On June 20, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on     
          June 16, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 2860 Decatur Avenue, Apt.# 5, Bronx, New 
          York, wherein the Administrator determined that a reduction in rent 
          was not warranted based upon a reduction in services.
          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 administrative appeal.

          The issue herein is whether the Rent Administrator properly denied  
          the tenant's application for a rent reduction.

          On October 22, 1987, the tenant filed an application alleging that 
          the owner failed to maintain services in the subject apartment.  

          The owner filed an answer to the complaint alleging that all 
          repairs specified in the complaint will be corrected.

          A DHCR inspection conducted on May 10, 1988, revealed that the 
          light inside the kitchen door was operational and that there was no 
          evidence of a water stoppage in the kitchen sink.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the public hallways were dirty.

          The petition was served on the owner on August 12, 1988 and on 
          August 18, 1988, the owner filed an answer to the petition stating 
          that the tenant's complaint is baseless and that the halls are 
          washed or swept every day.


          After careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          For rent controlled tenants, Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner failed 
          to maintain essential services may result in an order of decrease 
          in maximum rent, in an amount determined by the discretion of the 
          Rent Administrator, to reflect the decreased rental value because 
          of the decrease in services.

          The record demonstrates that the tenant's complaint failed to 
          specify dirty halls as a service deficiency requiring the owner's 
          attention.  Those service deficiencies specified in the complaint 
          were corrected by the owner, as substantiated by the DHCR 
          inspector, on May 10, 1988.

          Since the scope of administrative review is limited to the facts or 
          evidence which were raised before the Rent Administrator and the 
          dirty hall issue was not raised; it may not now be considered for 
          the first time on administrative appeal.

          Accordingly, the Commissioner finds that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site inspection conducted in the subject apartment, which 
          showed that the owner had corrected all service deficiencies 
          specified in the complaint.

          Upon the facts found herein, the Commissioner further finds that 
          the Rent Administrator properly issued the order of June 16, 1988.

          THEREFORE, in accordance with the provisions of the Rent and
          Eviction Regulations for New York City, it is

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


                                                       JOSEPH A. D'AGOSTA
                                                       DEPUTY COMMISSIONER


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