ADM. REVIEW DOCKET NO.: DH-110510 RO

                                  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.:               
                                                 DH-110510 RO    
                                              :  (Refile of DF 110166 RO)
                                                 DRO ORDER NO.:           
                                                 CC 110513-S                
               FRISBEN MANAGEMENT CORP    
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 21, 1989, the above-named petitioner owner refiled 
          and perfected a Petition for Administrative Review (PAR)  against
          an order issued on June 24, 1989 by  the  Rent  Administrator  at
          Gertz  Plaza,  Jamaica,  New   York,   concerning   the   housing
          accommodations known as 29-32 Beach Channel Drive, Apartment  No.
          1K, Far Rockaway, New York, wherein the Administrator  determined
          the tenant's complaint of a reduction of services.

               Inspections conducted on April 14,  1986  and  May  8,  1989
          confirmed  the  tenant's  complaints  of  a  defective  stove,  a
          defective refrigerator, leaky hot water faucets in the  bathroom,
          and kitchen, a leaky bathroom sink, and bulging and peeling paint 
          and plaster in the bathroom ceiling.   Based  on  the  inspection
          reports, the Administrator ordered rent reductions effective  May
          1, 1988.  

               On appeal, the petitioner asserts that the  conditions  have
          been corrected.  The owner's petition does not make clear whether 
          the repairs had been made before the order was issued or  whether
          the repairs were made following the issuance of the order.  If it 
          is the former, as there is no indication in the record  that  the
          owner advised the  Administrator,  the  determination  below  was
          correct on  the  record  presented.   If  the  latter,  then  the
          Administrator's order reducing the rent  also  was  correct  when
          issued.  


               The owner also asserts on appeal that the tenant denied  the
          owner access to make repairs.  The scope of administrative review 
          is limited to consideration of issues  and  evidence  before  the
          Administrator.  Having failed to assert  and  establish  lack  of
          access before the Administrator,  the  owner  is  precluded  from
          doing so for the first time on appeal.   

               This order is issued without prejudice to the owner's  right






          ADM. REVIEW DOCKET NO.: DH-110510 RO
          to file an application for restoration of rent, predicated upon a 
          restoration of services.

               The  petitioner's  bare  claim   that   the   apartment   is
          overcrowded with illegal occupants  is  not  pertinent  to  these
          proceedings.

               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, it is

               ORDERED, that the owner's petition be and  the  same  hereby
          is denied and that the Administrator's  order  be  and  the  same
          hereby is affirmed.

          ISSUED:





                                                                        
                                          JOSEPH        A.         D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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