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

          APPEAL OF                             DOCKET NO.: DC210092RO
                                                RENT ADMINISTRATOR'S
                  ZOILA AVILA                   DOCKET NO.: BK210003S

               On March 2, 1989, the above-named owner filed a timely 
          petition for administrative review against an order issued 
          concerning the housing accommodation known as Apartment 2F located 
          at 3443 Fulton Street, 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 issues raised in this petition.

               The tenant commenced the proceeding below on November 5, 1987 
          by filing a complaint asserting that the owner had failed to 
          maintain certain required services.  

               Although afforded an opportunity to do so, the owner did not 
          interpose an answer.

               Thereafter, on December 30, 1988, a staff inspector conducted 
          an on site inspection of the subject apartment and reported as 

               1) Peeling paint and plaster on walls throughout the          

               2) Defective bathroom cold water faucet,     

               3) Vermin infestation in the apartment, and

               4) Defective livingroom and kitchen windows.

               Based thereon, the Rent Administrator, by order dated        
          February 9, 1989, directed restoration of these services and 
          further ordered a reduction of the stabilized rent in an amount 


          equal to the most recent guideline adjustment.

               In the petition for administrative review, the owner asserts
          that the tenant had refused the owner access.

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

               The 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 for 
          which a rent reduction is warranted.

               The scope of review in an administrative appeal is limited to 
          the facts or evidence presented to the Administrator unless it can 
          be shown that the facts or evidence could not be presented.  In the 
          proceeding below, the owner failed to respond to the complaint.  
          Having defaulted, the owner's arguments set forth in the petition, 
          will not be considered in this appeal.

               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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