DF410054RO
                                  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.:
                                                       DF410054RO
                  
                                                       RENT ADMINISTRATOR'S
                      GARY ROSS,                       DOCKET NO.:
                                                       CC410071S

                                                       SUBJECT PREMISES:
                                                       26-28 Leroy St.
                                                       Apartment 14
                                   PETITIONER          New York, NY
          ----------------------------------x     


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on May 18, 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 March 17, 1988, by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted that the required services are 
          provided and that the tenant needs to allow access.  No evidence or 
          documentation was provided by the owner with his answer.

          By notice mailed to the parties on March 30, 1989, a "No Access 
          Inspection" was scheduled for April 6, 1989.  

          On April 6, 1989, an inspection of the subject apartment was 
          conducted by a Division of Housing and Community Renewal (DHCR) 
          staff member who confirmed the existence of defective conditions by 













          DF410054RO




          finding evidence of roach infestation in the subject apartment.    
          The inspector noted that there was no evidence that extermination 
          services were being provided.Both the owner and tenant were present 
          at this inspection.

          By an order dated May 18, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In this petition, the owner contends in substance that extermina- 
          tion services are provided and that the tenant is obligated to 
          avail himself of this service.  A letter from an extermination 
          company dated April 5, 1988, was attached with the petition.

          On September 15, 1989, DHCR mailed a copy of the petition to the 
          tenant.

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

          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 
          April 6, 1989 inspection which confirmed the existence of defective 
          conditions, warranting a rent reduction.  The issue of denied 
          access was unsubstantiated by the owner in the proceeding below 
          before the Administrator.

          The Commissioner notes that the letter from the exterminator is 
          dated April 5, 1988, which predates the DHCR physical inspection by 
          a full year, and as such fails to disturb the findings of the 
          physical inspection.  In addition, this letter was submitted for 
          the first time with this petition and so is beyond the scope of 
          review, which is limited to the facts and evidence originally 
          before the Administrator; it may not be considered now for the 
          first time on administrative appeal.

          The owner is advised to file a rent restoration application if the 
          facts so warrant.

          The automatic stay of the retroactive rent abatement that resulted 
          from the filing of this petition is vacated upon issuance of this 
          Order and Opinion.











          DF410054RO


          THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
          tion Law and Code, and Operational Bulletin 84-1, it is 

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

          ISSUED:






                                                                                                                         
                                                       LULA M. ANDERSON  
                                                       Deputy Commissioner








    

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