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

          APPEAL OF                                    DOCKET NO.:
                    Chester Smykowski,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          On October 20, 1988, the above-named petitioner-owner timely 
          refiled a petition for administrative review of an order issued on 
          August 9, 1988 by the Rent Administrator, concerning the housing 
          accommodation known as 301 100th Street, Apt. 4F, Brooklyn, N.Y., 
          wherein the Administrator issued an order listing the specific 
          services the owner failed to maintain, reduced the rent, and 
          directed the owner to restore the services.

          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 administrative appeal.

          This proceeding was commenced by the filing by the tenant of a 
          complaint of a decrease in services dated February 7, 1988 alleging 
          numerous apartment services deficiencies.  A copy of the tenant's 
          complaint was served on the owner who answered the complaint on 
          June 26, 1988.  The owner stated in his answer that the tenant, who 
          has lived in the apartment since April, 1985, was made the 
          superintendent in June 1986 and was removed from that position by 
          the owner in May 1987; that there were no difficulties between the 
          owner and the tenant before that date; that the tenant has engaged 
          in acts of vandalism since that time, and that there is a holdover 
          action pending.  As for the complaint, the owner states that the 
          tenant only claims problems in his own apartment, which are within 
          his control, and not with the elevator, heat, or other basic 
          services  which are not within his influence.

          An inspection conducted by a DHCR staff inspector on July 13, 1988 
          disclosed defective kitchen and bathroom light fixtures and a 


          defective bathroom drain, resulting in the issuance of the order 
          herein appealed.

          In the PAR, the owner states, in essence, that the tenant has 
          refused to allow the owner's maintenance man to correct the 
          conditions that are the subject of the order.  The remainder of the 
          contentions in the petition do not relate to the order hereunder 

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an 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 

          The owner's contention that the tenant has refused repairs was not 
          raised in the proceeding before the Administrator and consequently 
          cannot be raised for the first time in this administrative appeal 
          which is limited to a review of facts and evidence that were before 
          the Administrator.

          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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