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.:
                                                  DC610402RO
              CARPENTER AVENUE ASSOCIATES,                                 
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CF610710S 
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On March 27, 1989, the above-named owner filed a timely petition 
          for administrative review against an order issued on March 23, 1989 
          concerning the housing accommodation known as Apartment 1-B located 
          at 4225 Carpenter Avenue, 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 
          issue raised in this petition. 

          The tenant commenced the proceeding below on October 7, 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 November 17, 1988, a staff inspector conducted an on 
          site inspection of the subject apartment and reported that the 
          bathroom and bedroom doors do not close properly and that four 
          kitchen cupboard doors do not close properly.

          Based thereon, the Rent Administrator, by order dated March 23, 
          1989, directed restoration of the service and further ordered a 
          reduction of the stabilized rent in an amount equal to the most 
          recent guideline adjustment.


          DC610402RO












          DC610402RO

          In the petition for administrative review, the owner asserts that 
          the repairs were not completed because the tenant only afforded the 
          owner limited access.  The petition was served on the tenant on 
          April 28, 1989.

          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 re- 
          voking 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 Division's records reveal that the owner's rent restoration 
          application was granted (Docket No. DJ610117OR).

          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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