DOCKET NO.:  DF 820327-RO
                                 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. DF 820327-RO
                                           :   DISTRICT ADMINISTRATOR'S
             BN REALTY ASSOCIATES,             DOCKET NO. DC 820268-S
                                           :   PREMISES:  60 CARYL AVENUE, #3B
                            PETITIONER                    YONKERS, NEW YORK
     --------------------------------------X   
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     The above-named owner filed a timely petition for administraive review  of
     an order issued ocncerning 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 tenants commenced this proceeding by filing a complaint asserting that 
     the owner had failed to maintain certain services in the subject premises.

     In its answer, the owenr stated that all repairs  had  been  or  would  be
     made.

     Thereafter an inspection of  the  subject  premises  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 regulated rent.

     In its petition for administrative review, the owner states, in substance, 
     that repairs will be performed.  As of the above, the owner submitted with 
     its petition an invoice from a repairman.  Owner further stated  that  the
     tenant had denied access to his apartment for the purpose of repairs.

     The Commissioner is of the opinion that this petition should be denied.

     An examination of the owner's petition reveals that the invoice was  dated
     June 8, 1989, 6 days before the issue date of the  Administrator's  order.
     The Commissioner is thus of the opinion that as such invoice was available 
     for consideration by the Administrator, it cannot  be  presented  for  the
     first time on appeal.

     Similary, an examination of the record below reveals that  the  owner  did
     not allege denial of access before the Administrator.  The Commissoner  is
     thus of the opinion that having failed to raise the  issue  of  denial  of
     access below, the owner cannot raise this issue  for  the  first  time  on
     appeal.

     This order is issued without prejudice to the owner's right  to  file  the






          DOCKET NO.:  DF 820327-RO

     appropriate applicaion for  restoration  of  the  rent,  if  the  fact  so
     warrant.

     THEREFORE, in accordance with the provisions of the New  York  State  Rent
     and Eviction Regulations, it is 

     ORDERED, that this petition for administrative review  be,  and  the  same
     hereby is, denied, and, that the order of the Rent Administrator  be,  and
     the same hereby is, affirmed.

     ISSUED:


                                                                               
                                                     JOSEPH A. D'AGOSTA
                                                     Deputy Commissioner
    

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