EH 220321 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 220321 RO


                    HEIGHTS MANAGEMENT,
                                                  DISTRICT RENT OFFICE
                                                  DOCKET NO.: EA 220045 S
                                        
                                 PETITIONER
          ----------------------------------X


              ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On August 21, 1990, the above-named petitioner refiled a Petition for 
          Administrative Review against an order issued on July 10, 1990 by the 
          Rent Administrator of the Gertz Plaza, Jamaica, District Rent Office 
          concerning the housing accommodations known as 763 Eastern Parkway, 
          Apartment D16, Brooklyn, New York.

          The Administrative Appeal is being determined pursuant to the 
          provisions of 9 NYCRR 2202.4.

          The issue herein is whether there was a decrease in services 
          warranting reduction of the legal regulated rent.

          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 administrative appeal.

          On January 3, 1990 the tenant filed a complaint of decrease in 
          services, alleging among other conditions complained of, the 
          following: various defects in the kitchen and bathroom.

          In its answer, dated March 9, 1990, the owner responded to the above 
          complaint by stating that repairs were being made.

          On May 21, 1990 a physical inspection of the subject housing 
          accommodation was conducted by the Division of Housing and Community 
          Renewal (DHCR).  The inspector's report confirmed existence of the 
          above-cited complained of conditions.

          On July 10, 1990, the Rent Administrator issued an order based on the 
          report of the physical inspection, reducing the Maximum Legal Rent by 
          $9.50 per month effective on the first rent payment day following the 
          issue date of the order.

          In its petition, the owner contends that all the work was done, and 
          includes a copy of a work order signed by the tenant dated March 27, 
          1990, purportedly to prove its contention.  Moreover, owner contends 






          EH 220321 RO
          that tenant did not complain about defects in the kitchen.

          The Commissioner is of the opinion that this petition should be 
          denied.

          An investigation of the record reveals that the signed work order 
          submitted by owner in its petition was dated before the date of the 
          Administrator's order, and thus was available for submission before 
          the Administrator.  As such it cannot be presented for the first time 
          on appeal.  Moreover, despite the owner's assertions, the physical 
          inspection report disclosed the complained of conditions existed and, 
          the Commissioner finds that the rent reduction is warranted.  
          Additionally the Commissioner finds that, contrary to the owner's 
          assertion on appeal, the tenant did complain about defects in her 
          kitchen before the Administrator.

          This order is issued without prejudice to the owner's right to file 
          the appropriate application for restoration of the rent, if the facts 
          so warrant.

          THEREFORE, in accordance with the provisions of the Rent and Eviction 
          Regulations, it is

          ORDERED, that this petition for administrative review be, and the 
          same hereby is, denied, and that the order of the Rent Administrator 
          order be, and the same hereby is, affirmed.


          ISSUED:




                                                  --------------------------
                                                  ELLIOT SANDER
                                                  Deputy Commissioner





    

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