DL110077RO
                                  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.: DL110077RO
                                                  
          NORTHERN STAR REALTY CORP.              RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CI110418S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On December 21, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued on November 16, 1989. The order concerned the 
          housing accommodations known as Apt. 4G located at 147-25 Northern 
          Blvd. Flushing, N.Y.  The Administrator directed restoration of the 
          apartment entrance door lock.  

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

               The tenant commenced this proceeding on September 27, 1988 by 
          filing a Statement of Complaint of Decrease in Services wherein  
          she alleged that the owner was not maintaining certain required 
          apartment services, specifically citing the conditions of a leaking 
          kitchen sink and a defective door lock.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on October 
          31, 1988 stating that repairs would be made if the tenant would 
          cooperate in scheduling an appointment.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on November 3, 1989 and 
          revealed the existence of a defective apartment door lock.  All 
          other services complained of were found to have been maintained.

               The Administrator issued the order appealed herein on November 
          16, 1989 and directed the owner to correct the condition of a 
          defective apartment door lock.  A rent reduction was not ordered.

               On appeal the owner states that the lock in question was 
          installed by the tenant.  The owner argues that the responsibility 












          DL110077RO

          for maintaining the lock should be that of the tenant and that it 
          is burdensome to order it to make repairs.  The petition was served 
          on the tenant on February 26, 1990.

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

               The Commissioner has consistently ruled and Section 2529.6 of 
          the Rent Stabilization Code provides that the scope of review in an 
          administrative appeal is limited to facts or evidence presented 
          before the Administrator unless it can be shown why such facts or 
          evidence could not have been presented.  In the response to the 
          complaint that the owner filed with the Administrator, no mention 
          was made that the lock in question was installed by the tenant.  
          Since the owner did not raise this argument before the 
          Administrator, the Commissioner will not consider it at this time.  
          The Administrator's order is therefore affirmed.

               THEREFORE, pursuant to the Rent Stabilization Law and Code, 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.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   











    

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