DC210139RO
                                  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.:
                                                  DC210139RO
                    DAVID E. HENRY,                                        
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CI210303S 
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          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 3-R located at 353 Marion 
          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 September 19, 1988, 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 October 20, 1988, a staff inspector conducted an on 
          site inspection of the subject apartment and reported as follows:

                    1.   Peeling paint and plaster on the 
                         bathroom walls,
                    2.   Worn out toilet tank internal parts,
                    3.   Hole in the bathroom floor,
                    4.   Peeling paint and plaster on bed- 
                         rooms 1, 2 and 3 ceilings and walls,















          DC210139RO


                    5.   Two broken kitchen windows,
                    6.   Unlevel kitchen floor with missing 
                         tiles.
                    7.   Holes in bedrooms 1, 2 and 3 floors,
                    8.   Two broken front bedroom windows,
                    9.   Broken mailbox, and 
                   10.   Defective bell and buzzer system.


          Based thereon, the Rent Administrator, by order dated February 2, 
          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, in 
          sum, that the repairs are now completed.  The petition was served 
          on the tenant on June 11, 1989.

          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 Commissioner notes that the scope of review of the proceeding 
          is limited to facts or evidence that was provided to the 
          Administrator unless it can be shown that such facts or evidence 
          could not be presented. The owner failed to respond below and has 
          offered no excuse for this default.  Accordingly, the owner may not 
          raise his defenses on 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 






          DC210139RO

          that the Rent Administrator's order be, and the same hereby is, 
          affirmed.


          ISSUED:




                                                                         
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner






    

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