EH 610175 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 610175 RO

                                               DISTRICT RENT ORDER
               Birchaight Management,          DOCKET NO.: DF 610170 S

                                               Premises: 125 West 195th St.
                                                         #7E
                                   PETITIONER            Bronx, NY
          -----------------------------------X

            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.

          On April 20, 1989, the tenant commenced the proceeding  below  by
          filing a complaint of decrease  in  services  alleging  that  the
          owner failed to maintain the following services: leaks under  the
          kitchen window and bathroom faucet; linoleum tiles in the kitchen 
          coming up due to leak under kitchen window; venetian blinds which 
          were  ruined  by  the  owner's  painter;  inoperative  electrical
          outlets;  defective  window  installation  in  the  living  room;
          bathtub grouting and caulking coming apart.

          The  owner  failed  to  interpose  an  answer  to  the   tenant's
          complaint.

          On June 21, 1990, an  inspection  of  the  subject  premises  was
          conducted by an Agency inspector.  The inspection  report  stated
          that there was no evidence of leaks under the kitchen sink or any 
          faucet as well as  no  evidence  of  loose  kitchen  tiles.   The
          inspection report stated that the venetian blinds in the  kitchen
          and livingroom had broken tape;  there  were  electrical  outlets
          clogged with paint in the kitchen, living room and  bedroom;  the
          livingroom had a dented window that was damaged with dirt between 
          two glass panes that could not be cleaned.

          On July 20,  1990,  the  Administrator  directed  restoration  of
          services and further ordered a  reduction  of  the  stabilization
          rent.

          In its petition for administrative review, the owner  states,  in
          substance, that the defective conditions found were minor.

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






          EH 610175 RO

          In view of the owner having failed to raise the  issue  of  minor
          defects before the Administrator below, the Commissioner will not 
          entertain the owner's issue raised for the first time on  appeal.
          The Rent Administrator's order was therefore correct when issued.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, the Emergency Tenant Protection Act of 1974  and  the  Rent
          and Eviction Regulations, it is

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

          ISSUED:

           
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
    

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