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

          APPEAL OF                               DOCKET NO.:
                  ZOILA LUCINDA AVILA,                                     
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      BK220004S 


          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 3443 Fulton Street, Brooklyn,   
          New York, Apartment 1-R.

          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 January 4, 1989, a staff inspector conducted an on 
          site inspection of the subject apartment and reported as follows:

               1.   Vermin infestation in the kitchen area,
               2.   Broken Mailbox,
               3.   Incomplete repairs to the large hole on the 
                    bathroom wall, and
               4.   Hole and water stains on the bedroom ceiling.


          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.

          In answer to the petition, the tenant denies refusing 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, pursuant to Section 2529.6 of New York City's 
          Rent Stabilization Code, the Commissioner is not permitted to 
          consider the owner's arguments set forth in this appeal. 

          The owner may file a rent restoration application if the facts so 

          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, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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