DJ620194RO
                                  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.: DJ620194RO  
                                       
                                                                             
                    ARTHUR OLSEN                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: DF620836S   
                                                  
                                                     SUBJECT PREMISES:       
                                                     4341 Gunther Avenue
                                                     Apt.#4E
                                     PETITIONER      Bronx, N.Y.  
          -------------------------------------x

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order issued on September 20, 1989 concerning 
          the above-described housing accommodations. 
            
          The Commissioner has reviewed all of 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 23, 1989 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 required repairs 
          were done and that it had been difficult to obtain access.

          On September 7, 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 September 20, 1989, the Administrator directed 
          the restoration of services and ordered a rent reduction.

          In this petition, the owner contends in substance that there were 
          access problems caused by the tenant, that he had requested a 
          hearing below which had not been granted, and that the conditions 
          cited in the Administrator's order were either caused by the tenant 
          or were the tenant's responsibility to repair as a result of work 
          done by the tenant without the owner's permission.















          DJ620194RO


          DHCR mailed a copy of the petition to the tenant who answered, 
          stating that she never refused access to her apartment, that the 
          complained of conditions have not been corrected and that it was 
          the owner's responsibility to correct the specified deficiencies.
              
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2202.16  of the Rent & Eviction Regulations, 
          the Administrator may impose a rent reduction when there has been 
          a reduction in essential services.  The owner's petition does not 
          establish any basis to modify or revoke the Administrator's 
          determination based on the September 7, 1989 inspection which 
          confirmed the existence of defective conditions, warranting a rent 
          reduction.

          The Commissioner notes that the owner submitted no evidence or 
          documentation of any kind either with his answer below or with this 
          petition in support of his contention concerning access.  The 
          Commissioner further notes that the owner's assertion that the 
          tenant was responsible for repairing the deficiencies was raised 
          for the first time in this petition and so is beyond the scope of 
          review, which is limited to those issues and evidence that had 
          originally been before the Administrator.

          As to the owner's claim that the Rent Administrator should have 
          conducted a hearing, the Commissioner finds that the scheduling of 
          hearings is a matter within the sole discretion of the Administra- 
          tor.  The Rent Administrator's failure to conduct a hearing does 
          not constitute error.

          Division records indicate that the owner filed an application to 
          restore the rent which was granted in part on October 15, 1990, 
          under Docket No. EC620124OR.  A second application to restore the 
          rent filed by the owner was granted on November 7, 1990, under 
          Docket No. DK620013OR.

          THEREFORE, in accordance with the Rent & Eviction Regulations 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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