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

          APPEAL OF                                    DOCKET NO.: DI110336RO

                    Lawrence Dresner,

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CG110365S
                                                       SUBJECT PREMISES:
                                                       138-30 68th Drive
                                                       Apt. 2C
                                                       Flushing, N.Y.



          The above-named owner filed a timely petition for administrative 
          review of an order issued on August 23, 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 July 18, 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 work was done 
          in the subject apartment after the tenant had delayed providing 

          On August 15, 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 August 23, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.
          In this petition, the owner contends in substance that the tenant 
          denied access but that they then were able to make the necessary 


          repairs after the order had been issued.

          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 order based on an August 15, 
          1989 physical 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 documents submitted by the owner 
          with his petition concerning the access issue were inconclusive and 
          did not sufficiently substantiate the owner's allegation.  In 
          addition, these documents were submitted for the first time with 
          this petition and as such are beyond the scope of review, which is 
          limited to the issues and evidence which had been before the 

          The Commissioner further notes that the documents submitted by the 
          owner with his petition indicating that the repairs were completed 
          after the issuance of the order fail to disturb the findings of the 
          physical inspection and, in fact, confirm the existence of the 
          specified deficient conditions.  This assertion is also beyond the 
          scope of review of this proceeding.

          Division records indicate that the owner has filed an application 
          to restore the rent which was granted on June 6, 1990, under Docket 
          No. DI110085OR.

          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, 


                                             LULA M. ANDERSON
                                             Deputy Commissioner  


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