ADM. REVIEW DOCKET NO.: DH 510030 RT
                                    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 510030 RT  
                                              :
                                                 DISTRICT              RENT
                                                 ADMINISTRATOR'S 
                                                 DOCKET NO.:  CD  510485  S
               HETTIE SAVAGE
                                                  

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

                     ORDER AND OPINION DENYING PETITION IN PART,
                        AND REMANDING PROCEEDINGS FOR FURTHER
                                   REVIEW IN PART

               On August  4,  1989,  the  above-named  petitioner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          July 6, 1989 by  the  Rent  Administrator  of  the  Gertz  Plaza,
          Jamaica,   District   Rent   Office   concerning   the    housing
          accommodations known as 455 Fort Washington Avenue, Apt. 2-D, New 
          York, New York.

               The Administrative Appeal is being  determined  pursuant  to
          the provisions of 9NYCRR 2523.4.

               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 by the administrative appeal.  

               On April 23, 1988 the tenant filed a complaint  of  decrease
          in services alleging, among other conditions complained of, the 
          following:   That  several  months  before,  owner  had  replaced
          tenant's  defective  refrigerator  with  a  new  unit.   The  old
          refrigerator door opened  to  the  left,  while  the  replacement
          refrigerator's door opens  to  the  right.   Due  to  the  unique
          configuration of tenant's kitchen, this made getting food out  of
          the refrigerator extremely difficult for the tenant.    





               In its answer, dated June 2, 1988, the  owner  responded  to
          the above complaint  by  stating  that  the  replacement  was  in
          "operating condition," and thus (per DHCR  regulation)  does  not
          have to be replaced.

               On June 2, 1989 a physical inspection of the subject housing 
          accommodation was conducted by the DHCR.  The inspector,  in  his
          report, noted that "tenant refers to refrigerator handle on  left






          ADM. REVIEW DOCKET NO.: DH 510030 RT
          side next to kitchen wall and cannot open up comfortably  due  to
          limited space in the kitchen."

               On July 6, 1989, the  Rent  Administrator  issued  an  order
          based on the report of  the  physical  inspection,  reducing  the
          legal regulated  rent  by  the  percentage  of  the  most  recent
          guidelines adjustment for  the  tenant's  lease  which  commenced
          before June 1,1988, the effective date of the order and directing 
          the owner to refund to the tenant all amounts collected in excess 
          of the reduced rent since the above mentioned effective date. 

               In   her   petition,   the   tenant   contends   that    the
          Administrator's order should be modified to the  extent  that  it
          made no finding regarding the tenant's difficulty in opening  the
          refrigerator door, and that there are  defrosting  problems  with
          the refrigerator.

               The Commissioner is of  the  opinion  that  this  proceeding
          should be remanded in part, and should be denied in part. 

               The Commissioner notes that the inspector was not instructed 
          to check the door problem, and that the  inspector  instead  took
          testimony from the tenant concerning the problem.   

               The Commissioner is of the opinion that the portion  of  the
          proceedings  dealing  with  the  tenant's  difficulty  with   the
          refrigerator door be remanded for further review. 

               An examination of the record reveals  that  tenant  did  not
          make allegations of defrosting problems below, but made them  for
          the  first  time  at  PAR.   DHCR  policy  and   procedure   bars
          petitioners from raising allegations at PAR that were not  raised
          below. 

               The Commissioner is of the opinion that the portion  of  the
          PAR dealing  with  tenant's  allegations  at  PAR  of  defrosting
          problems should be denied.





               This order is  issued  without  prejudice  to  the  tenant's
          right to file a new complaint of decrease  in  services,  if  the
          facts so warrant.  

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

               ORDERED, that this petition for  administrative  review  be,
          and the same hereby is, remanded in part to the Administrator for 
          further review, as to the Administrator's failure to consider the 
          tenant's complaint regarding the refrigerator door and denied  in
          part as to tenant's contention at PAR of defrosting problems.

          ISSUED:









          ADM. REVIEW DOCKET NO.: DH 510030 RT




                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner