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

          APPEAL OF                               DOCKET NO.: DJ410095RO
          ALBERT & ROSE FIORDALISI                RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CG410161S

               On  October 8, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued September 11, 1989. The order concerned 
          housing accommodations known as Apt. 4R located at 257 W. 70th 
          Street, New York, N.Y.  The Administrator directed restoration of 
          services and ordered a rent reduction for failure to maintain 
          required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding on February 2, 1988 by 
          filing a Statement of Complaint of Decrease in Services and alleged 
          that the owner was not maintaining certain required apartment 

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on August 4, 
          1988 and stated that they were maintaining all required services or 
          that the necessary repairs had been made and further stated that 
          the tenant had caused flooding in the subject apartment.

               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on July 18, 1988.  The 
          apartment was reinspected on July 26, 1989.  The inspections 
          revealed the following:

                    1.   Evidence of mice infestation throughout apartment,

                    2.   Leaking ceiling and peeling paint and plaster 
                         throughout apartment,


                    3.   Back door in need of weather stripping; small gap 
                         when door closes.

          All other services were found to have been maintained.

               The Administrator issued a rent reduction order on August 3, 
          1989 and ordered a rent reduction of an amount equal to the 
          percentage of the most recent guideline adjustment for the tenant's 
          lease commencing before August 1, 1988. On September 11, 1989 the 
          Administrator issued an amended order wherein the rent reduction 
          was changed from a guideline increase to $9.00 per month plus 10% 
          of the Maximum Legal Rent based on the fact that the subject tenant 
          is rent controlled.  The remainder of the order was affirmed.

               On appeal the owner states that the order hereunder review was 
          not correctly issued and should be revoked based on the tenant's 
          failure to allow access to the subject apartment. The owner 
          attached copies of certified mail, all dated subsequent to the 
          issuance of the September 11, 1989 order, sent to the tenant 
          wherein access to the subject apartment was requested.  The owner 
          contends that the tenant failed to respond to these requests. The 
          petition was served on the tenant on February 5, 1990.  

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Numerous prior decisions issued by the Commissioner have held 
          that the scope of review in an administrative appeal is limited to 
          facts or evidence presented before the Administrator unless the 
          petitioner can show why such facts or evidence could not have been 
          presented.  The owner did not raise the defense of failure to allow 
          access before the Administrator except to say that the tenant 
          refused to give the owner a key to the apartment so that access 
          could be obtained in an emergency. The owner did not show that any 
          attempts were made to gain access to repair the conditions cited in 
          the complaint. Therefore, the Commissioner will not consider the 
          defense on appeal.  The order hereunder review is affirmed.

               The Commissioner notes that the owner's application for rent 
          restoration has been granted (Docket No. EH410100OR).

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City it is 


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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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