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

          APPEAL OF                                    DOCKET NO.: DJ410097RO

                    Abe Haruvi,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CH410367S
                                                       SUBJECT PREMISES:
                                                       22 West 75th Street
                                                       Apartment 4A
                                                       New York, N.Y.


          The above-named owner filed a timely petition for administrative 
          review of an order issued on September 14, 1989 concerning the 
          housing accommodation relating to the above-described docket 

          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 August 15, 1988 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In an answer filed on September 7, 1988, the owner asserted that 
          the necessary repairs had been made.

          On August 22, 1989, a physical inspection of the subject apartment 
          was conducted by a DHCR staff member who confirmed the existence of 
          defective conditions.

          By an order dated September 14, 1989, the Administrator directed 
          the restoration of services and ordered a rent reduction.

          In this petition, the owner contends in substance that some repairs 
          were made, but that the tenant denied access as to certain other 



          DHCR mailed a copy of the petition to the tenant.  The tenant 
          responded, stating that the owner made no attempts to make the 
          specified 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 
          August 22, 1989 inspection which confirmed the existence of 
          defective conditions, warranting a rent reduction.  The issue of 
          denied access was raised for the first time in this petition and so 
          is beyond the scope of review, which is limited to the issues and 
          evidence that had been before the Administrator.

          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 
          by 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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