DC610167RO
                                  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.:
                                                  DC610167RO
                    LASH KOCOVIC/                                          
            LEVITES REALTY MANAGEMENT CORP.,      RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CL610118S 
          -----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On March 8, 1989, the above-named owner filed a timely petition for 
          administrative review against an order issued concerning the 
          housing accommodation known as Apartment 1-C located at 1176 East 
          215th Street, Bronx, 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 29, 1988 by 
          filing a complaint asserting that the owner had failed to maintain 
          certain required services.  

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

          Thereafter, on February 14, 1989, a staff inspector conducted an on 
          site inspection of the subject apartment and reported as follows:

               1.   The dining room walls and ceiling are peeling,
               2.   The Northeast bedroom wall is mildew,
               3.   The middle bedroom ceiling is peeling,
               4.   The bathroom ceiling is peeling, and
               5.   The Northeast window is defective.

          Based thereon, the Rent Administrator, by order dated March 1, 
          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.














          DC610167RO

          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.

          This 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 staff 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 facts 
          or evidence presented to the Administrator unless such facts or 
          evidence could not be presented.  In the proceeding below, the 
          owner failed to respond to the complaint in that the owner 
          defaulted.  Therefore, the Commissioner will not consider the 
          arguments set forth in the petition.

          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.



          ISSUED:



                                                                         
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
    

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