DE610294RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       DE610294RO
                    Hasan Osmani,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       CL610117S

                                                       SUBJECT PREMISES:
                                                       3464 Knox Place
                                                       Apt. 5E
                                                       Bronx, New York
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on May 2, 1989 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 December 8, 1988 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          There is nothing in the record indicating that the owner submitted 
          an answer.

          On February 13, 1989 and April 13, 1989 inspections of the subject 
          apartment were conducted by DHCR staff members who confirmed the 
          existence of defective conditions.

          By an order dated May 2, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.  This order 
          also stated that the owner had failed to submit an answer.

          In this petition, the owner contends in substance that an answer 
          was, in fact, submitted and furthermore, that they were prevented 












          DE610294RO

          from making the repairs as a result of the tenant's failure to 
          remove three allegedly vicious dogs from the apartment.  The owner 
          submitted a copy of the answer, which referred to the problems with 
          the dogs, together with supporting letters concerning this issue, 
          with this petition.

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

          A careful review of the record reveals no indication or evidence 
          that the owner submitted an answer in response to the tenant's 
          complaint.  The Commissioner notes that although the landlord 
          submitted a copy of a purported answer with this petition, the 
          submitted document does not contain any date stamp from DHCR 
          acknowledging receipt or any other evidence indicating that it was 
          received by the agency or mailed by the owner.  Accordingly, the 
          Commissioner deems the petitioner's assertion regarding this issue 
          to be without merit.

          As a result, all of the additional assertions contained in the 
          owner's petition are being raised for the first time on this appeal 
          and are therefore beyond the scope of review, which is limited to 
          those issues and evidence that were originally before the 
          Administrator.  The Commissioner further notes that all of the 
          documents submitted by the owner were submitted for the first time 
          with this petition and so are also beyond the scope of review.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner's petition does not establish any basis to 
          modify or revoke the Administrator's determination based on the 
          February 13, 1989 and April 13, 1989 inspections which confirmed 
          the existence of defective conditions, warranting a rent reduction.

          The rent will be restored only when an owner's application to 
          restore the rent is filed and granted.  The owner is advised to 
          file such an application if the facts so warrant.

          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 Operational Bulletin 84-1, it is

          ORDERED, that this petition be, and the same hereby is, denied, and 






          DE610294RO

          that the Administrator's order be, and the same hereby is, 
          affirmed.

          ISSUED:                                                    
                                             LULA M. ANDERSON
                                             Deputy Commissioner  






    

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