EJ 110076 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.: EJ 110076 RO

               Lewis Marks c/o                 DISTRICT RENT ADMINISTRATOR
               Omnia Properties, Inc.,         DOCKET NO.: EE 110001 S
                                   
                                   PETITIONER     
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On October 12, 1990,  the  above-named  petitioner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          October 1, 1990 by the Rent Administrator  of  the  Gertz  Plaza,
          Jamaica,   District   Rent   Office,   concerning   the   housing
          accommodations  known  as  83-33  Austin  Street,  Apt.  6S,  kew
          Gardens, New York.

               The Administrative Appeal is being  determined  pursuant  to
          the provisions of 9NYCRR 2423.4.

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

               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 by the administrative appeal.

               On April 30, 1990 the tenant filed a complaint  of  decrease
          in services, alleging defects in the refrigerator.

               In its answer, dated May 17, 1990, the  owner  responded  to
          the above complaint by stating that the complained of defects had 
          been repaired.   Owner  enclosed  a  letter  from  the  repairman
          attesting to same.

               On June 27, 1990,  a  physical  inspection  of  the  subject
          housing accommodation was conducted by the DHCR.  The inspector's 
          report confirmed existence of the complained of conditions.

               On October 1, 1990, the Rent Administrator issued  an  order
          based on the report of  the  physical  inspection,  reducing  the
          legal regulated  rent  by  the  percentage  of  the  most  recent
          guidelines adjustment for  the  tenant's  lease  which  commenced
          before June 1,  1990,  the  effective  date  of  the  order,  and
          directing the owner to refund to the tenant all amounts collected 
          in  excess  of  the  reducing  rent  since  the  above  mentioned
          effective date.

               In its petition, the owner contends that it had made repairs 
          to the refrigerator on various dates after the repairs  mentioned
          in its answer to tenant's complaint.






          EJ 110076 RO

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

               As examination of the record reveals that in its  PAR  owner
          alleged that it made additional repairs to  the  refrigerator  in
          June 1990, and that the owner did not make this allegation before 
          the Administrator.  Having not made this  allegation  before  the
          Administrator, the owner cannot  make  such  allegation  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.

               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
          Stabilization Law and Code, it is

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

          ISSUED:

                                                                           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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