DH610484RO


                                  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.: DH610484RO

                    Naimerg Realty Assoc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CF610190S

                                                       SUBJECT PREMISES:
                                                       2705 Marion Avenue
                                                       Apt. BS
                                                       Bronx, N.Y.

                                   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 July 27, 1989 concerning the housing 
          accommodation 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 June 8, 1988 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted in substance that the needed repairs 
          would be made.

          On July 10, 1989, an inspection of the subject apartment was 
          conducted by a DHCR staff member who confirmed the existence of 
          defective conditions.

          By an order dated July 27, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.













          DH610484RO

          In this petition, the owner contends in substance that all work was 
          done.  Copies of work orders signed by the tenant were submitted 
          with the petition.

          DHCR mailed a copy of the petition to the tenant who answered on 
          November 17, 1989, stating that the complained of conditions have 
          not been corrected other than some minor repairs.

          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 
          July 10, 1989 inspection which confirmed the existence of defective 
          conditions, warranting a rent reduction.

          The Commissioner notes that the work orders submitted by the owner 
          with the petition, most of which predate the DHCR physical 
          inspection, do not disturb the findings of the physical inspection.  
          Furthermore, a careful review of the record establishes that all of 
          the work orders were submitted for the first time with this 
          petition and were therefore not before the Administrator in the 
          proceeding below and so are beyond the scope of review, which is 
          limited to the facts and evidence that had originally been before 
          the Administrator.

          Division records indicate that the owner has filed an application 
          to restore the rent which was granted on September 18, 1990, under 
          Docket No. DL610061OR.

          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.

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


          ISSUED:

                                                                     
                                             LULA M. ANDERSON
                                             Deputy Commissioner  
    

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