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

          APPEAL OF                                    DOCKET NO.:
                   SILMAN REALTY CO.
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          CB610048S  


          On April 11, 1989, the above-named petitioner-owner filed a 
          Petition for Administrative Review (PAR) of an order issued on 
          March 24, 1989, by the Rent Administrator, concerning the housing 
          accommodation known as 1120 Wyatt Street, Apartment 4-C, Bronx,
          New York, wherein the Administrator listed the specific service the 
          owner failed to maintain, reduced the rent, and directed the owner 
          to restore the service.

          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 by the administrative appeal.

          This proceeding was commenced by the filing by the tenant of a 
          complaint of a decrease in services dated January 18, 1988.  A copy 
          of the tenant's complaint was served on the owner who responded 
          that the tenant's complaints had been or would be taken care of.

          An inspection conducted by a Division of Housing and Community 
          Renewal (DHCR) staff inspector on February 21, 1989, revealed that 
          6 out of 7 of the tenant's complaints had been resolved.  However, 
          the inspector found that the apartment door is weak in the area of 
          the main lock and that the lock falls out.  Consequently, the 
          Administrator issued an order on March 24, 1989, finding that the 
          owner had failed to maintain the service and reducing the rent. 

          In the PAR, the owner contends that the rent should not have been 
          reduced inasmuch as 6 out of 7 complaints were resolved before 
          inspection and the remaining complaint, the apartment door and 


          lock, were repaired on March 30, 1989, as soon as the tenant 
          permitted the work to be done.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          The scope of review in an administrative appeal is limited to facts 
          or evidence before the Administrator as raised in the petition.

          The owner's contention that the tenant would not allow access is 
          raised for the first time in this administrative appeal, was not 
          raised in the owner's answer below, and is therefore outside the 
          scope of review.

          The owner's contention that one unresolved condition out of the 
          seven raised by the tenant in the complaint does not justify a rent 
          reduction is answered in the case of Hyde Park Gardens v. DHCR, 140 
          A.D. 2d 351, 527 N.Y.S. 2d 841 (A.D. 2d Dept. 1988), affd. 73 N.Y. 
          2d 998, 541 N.Y.S. 2d 345, 73 N.E. 2d 101 (Ct. App. 1989), the 
          court held that once DHCR determined that a diminution in required 
          services has occurred, the Division must order a rent reduction.  
          Since the defective condition listed in the rent reduction order 
          obviously constitutes a diminution of services, the Administrator 
          properly reduced the rents pursuant to the holding in Hyde Park 
          Gardens, supra.

          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, 


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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