EH 210217-RO


                                  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.:   
                                                  EH 210217-RO             
                    HEIGHTS MANAGEMENT,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER     DE 210767-S         
          ----------------------------------x      PREMISES:  286   Clinton
                                                  Street, Apt. 3-A,   
                                                  Brooklyn, N.Y.

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


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

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

          In its answer dated August 4, 1989, the owner asserted  that  all
          required repairs would be completed during the week of August  7,
          1989.

          Thereafter on June 25, 1990, an inspection of the subject  apart-
          ment was conducted by a Division of Housing and Community Renewal 
          (DHCR) inspector who confirmed the existence of defective  condi-
          tions.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.




          In its petition for administrative review, the owner  states,  in
          substance, that repairs had been performed  in  August  1989,  as
          asserted in its answer, that the tenant had not complained  about
          the problem after that, and that it was improper to base  a  rent
          reduction on an inspection almost a year later.

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







          EH 210217-RO

          Although the owner had submitted with the petition some  evidence
          that repairs were done prior to the issuance of the  order,  none
          of the evidence was submitted to the Administrator and  therefore
          may not be considered for the first time  on  appeal.   Moreover,
          even though the inspection took place several  months  after  the
          owner says the repairs  were  done,  there  would  have  been  no
          evidence of defective conditions at the time of inspection if the 
          repairs had been done properly and in a workmanlike manner.

          This Order and Opinion is issued without prejudice to the owner's 
          right to file an application with the Division for a  restoration
          of rent based  upon a restoration of services, if  the  facts  so
          warrant.


          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 Rent Administrator's order be, and the  same  hereby
          is, affirmed.


          ISSUED:


                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
    

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