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

          APPEAL OF                              DOCKET NO.:               
                                                 EE-130388 RO
                                                 RENT ADMINISTRATOR'S        
                                                 DOCKET NO.:           
                                                 DD 130105-B                 
                  VED PARKASH

                              PETITIONER      : 


               On May 23, 1990, the above named petitioner owner filed a 
          Petition for Administrative Review (PAR) against orders issued on 
          April 27, 1990, by the Rent Administrator at Gertz Plaza, Jamaica, 
          New York, concerning the housing accommodations known as 90-60 
          179th Place, Queens, New York, determining the tenants' complaint 
          of a reduction of certain services.

               The challenged orders granted the tenants rent abatements 
          based on the results of an inspection conducted on January 9, 1990 
          that found the vestibule door to be defective, in that the door 
          bends when pushed, allowing unauthorized entry, and that there was 
          inadequate water pressure throughout the subject premises.  The 
          tenants' other complaints were not substantiated.

               On appeal, the owner requests that the rent reduction orders 
          be reversed on the grounds that the defects found were de minimis, 
          and did not impinge on the tenants' comfort and use.

               Regarding the vestibule door, the owner also asserts that the 
          vestibule door has been vandalized repeatedly and has been 
          repaired.  The owner denies that the vestibule door bends when 
          pushed.  In support of these claims, the owner submits an affidavit 
          from the repairman, dated May 21, 1990, to the same effect.  

          ADM. REVIEW DOCKET NO.: EE-130388 RO

               As to the finding of inadequate water pressure, the owner 
          argues that water pressure is the responsibility of the local 
          public utility.  The owner also submits a letter signed by several 
          tenants stating that the water pressure is adequate.

               After careful consideration, the Commissioner is of the 
          opinion that the petition should be denied.

               The owner's contention that the conditions were de minimis is 
          rejected as being without merit. 

               A defective vestibule door that allows unauthorized entry is 
          a serious security breach adversely affecting the tenants' safety.  
          The owner's claims, of vandalism and subsequent repairs, do not 
          address the condition found that the vestibule door bends when 
          pushed, allowing unauthorized entry.

               Moreover, the Administrator's determination was based on the 
          report of an agency inspector, not a party to the proceeding and 
          not an adversary to the owner.  His impartial and contemporaneous 
          observations were therefore entitled to great weight.

               Inadequate water pressure is also a serious condition.  The 
          habitability of the subject premises and the tenants' quiet 
          enjoyment thereof are adversely affected by the lack of adequate 
          water pressure.  The owner's argument that water pressure is beyond 
          the owner's control is rejected as contrary to fact.  Owners are 
          required to maintain adequate water pressure for both hot and cold 

               Concerning the signed statement by several tenants, four of 
          whom were original complainants, submitted with the petition, the 
          Commissioner notes that the scope of  administrative review is 
          limited to consideration of issues and evidence before the 
          Administrator.  In the absence of showing that the statement could 
          not reasonably have been offered to the Administrator below for his 
          consideration, the statement may not be considered for the first 
          time on appeal.  

               The Commissioner notes that the owner's rent restoration 
          application was granted on July 15, 1992 (FG 110061 - OR).

               THEREFORE, in accordance with the Rent and Eviction 
          Regulations, the City Rent Control Law, and the Rent Stabilization 
          Law and Code, it is

               ORDERED, that this petition be, and the same hereby is, denied 
          and the District Rent Administrator's orders be, and the same 

          ADM. REVIEW DOCKET NO.: EE-130388 RO

          hereby are affirmed.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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