DK 510281-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  DK 510281-RO
                                                  RENT      ADMINISTRATOR'S
                 MATILDA & MIKLOS KISS,     DOCKET NO.: 
                                               CJ 510596-S
                                                  507 W. 168th Street  
                                  PETITIONERS     Apt. 3-C, New York, NY

          The above-named owners filed a timely petition for administrative 
          review of an order issued concerning the  housing  accommodations
          relating to the above described docket number.

          The Commissioner has reviewed all the evidence in the record  and
          has carefully considered that portion of the record  relevant  to
          the issues raised by the petition. 

          The tenant commenced this  proceeding  on  October  11,  1988  by
          filing a complaint asserting that the owner had failed  to  main-
          tain certain services in the subject apartment.   

          In their answer, the owners on November 25,  1988  asserted  that
          all required repairs would be completed in thirty days.

          On October 18, 1989 an inspection of the  subject  apartment  was
          conducted by a D.H.C.R. inspector who confirmed the existence  of
          defective conditions.
          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the stabilization rent.

          In their petition for administrative review, the  owners  request
          reversal of the Rent Administrator's order based on a stipulation 
          of settlement, so ordered, entered into on February 2,  1989.   A
          copy of the stipulation is attached to the owner's petition.

          In answer to the owner's petition  the  tenant  states  that  the
          service deficiencies cited  in  the  Rent  Administrator's  order
          still exist and that the owners have made  no  effort  to  effec-
          tuate repairs.

          The Commissioner notes that the  Stipulation  of  Settlement  at-
          tached to the owner's petition is  dated  February  2,  1989  and
          that this document was not submitted to  the  Rent  Administrator
          during the original proceeding even though it was in the  owners'

          DK 510281-RO
          possession.  The owners have  not  offered  any  explanation  for
          their failure to do so.  Accordingly, pursuant to Section  2529.6
          of the Rent Stabilization Code, this document  may  not  be  con-
          sidered now when offered for the  first  time  on  administrative

          The Commissioner further notes that the stipulation contained the 
          owner's promise to repair "holes under the sink, replace fuse box 
          cover, and repair bedroom electrical socket," and  that  none  of
          these items are relevant to the tenant's complaints  in  the  in-
          stant case.  The owners have offered no evidence suggesting  that
          they have addressed any of the tenant's service complaints.   The
          Commissioner also notes that the stipulation is dated February 2, 
          1989, eight months's prior to the DHCR inspection and nine months 
          prior to the issuance of the Rent Administrator's order.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code;

                    A tenant may apply to the  DHCR  for  a  reduc-
                    tion  of  the  legal  regulated  rent  to   the
                    level  in  effect  prior  to  the  most  recent
                    guidelines adjustment and  the  DHCR  shall  so
                    reduce the rent for the  period  for  which  it
                    is found that the own r  has  failed  to  main-
                    tain required services.

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the Rent Administrator properly based 
          his determination on the entire record; including the results  of
          the on - site physical inspection conducted on October  18,  1989
          and pursuant to Section 2523.4(a) of the Code, the Rent  Adminis-
          trator was mandated to reduce the rent upon determining that  the
          owner had failed to maintain services.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon the restoration of services.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, 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.


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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