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.:
                                                  EA210184RO
                                                                           
          JERRY LEBEDOWICZ,                       RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  CJ210276S 

                                                  PREMISES: Apt.7
                                                  166 North 7th St.
                                                  Brooklyn, NY
                              PETITIONER     
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on November 30, 1989 concerning the 
          housing accommodations relating to the above-described docket 
          number.

          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 in this petition. 

          The tenant commenced the proceeding below on October 4, 1988 by 
          filing a complaint asserting that the owner had failed to maintain 
          various services in the subject apartment.

          DHCR mailed a copy of the complaint to the owner who filed no 
          answer to the tenant's complaint.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on October 27, 1989 by a DHCR staff member who confirmed 
          that the living room was peeling paint and plaster; the bedroom 
          ceiling light was defective; the kitchen riser pipe was removed but 
          never replaced; there was vermin (mice) infestation; and there were 
          holes behind the stove and the kitchen sink.

          By an order dated November 30, 1989, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 
          rent.

          In the petition for administrative review, the owner contends that 












          EA210184R


          the peeling paint and plaster in the living room and the defective 
          bedroom ceiling light were corrected in February 1989; there was no 
          kitchen riser pipe in the first place to be removed; there is bi- 
          monthly extermination which should have corrected the vermin 
          infestation; and the holes behind the stove and the kitchen sink 
          were caused by the tenant.

          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 the tenant's application 
          where it is found that the owner failed to maintain required 
          services.

          The petition offered no reason to revoke or modify the 
          Administrator's determination based on the October 27, 1989 
          inspection which found that the owner failed to maintain required 
          services, warranting a rent reduction. The owner, having failed to 
          answer the complaint, may not raise in this administrative appeal  
          issues which were never before the Administrator, in that these 
          issues are beyond the scope of review.

          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

          The owner may apply for rent restoration if the facts so warrant.

          The automatic stay of the rent reduction as a result of the filing 
          of the petition is vacated upon issuance of this Order and Opinion. 


          THEREFORE, in accordance with the Rent Stabilization Law and Code,  
           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:


                                                                                                                 
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
    

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