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

          APPEAL OF                                    DOCKET NO.: 
            J. L. SPODEK/ PARAMOUNT REALTY,           
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          DI210564S 


          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on January 29, 1990, concerning the 
          housing accommodations known as 200 East 17th Street, Brooklyn, 
          New York, Apartment 5-C, wherein the Rent Administrator determined 
          the tenant's complaint of decreased services.

          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.

          There is no evidence that the owner filed an answer.

          Thereafter, the Division of Housing and Community Renewal (DHCR) 
          conducted an inspection of the subject apartment.  The DHCR 
          inspector observed and reported that the air conditioners were 
          defective and failed to cool properly, and that the intercom and 
          kitchen ceiling light fixture were defective.

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

          In this petition for administrative review, the owner, in substance 
          argues that air conditioners are not a service included in the 
          rent, and that the intercom and the light fixture were repaired.  


          In an answer, the tenant acknowledges that intercom was repaired 
          after the inspection, but disputes the owner's claims that air 
          conditioners are not a service the owner is required to provide and 
          asserts that the light fixture that was replaced was not the light 
          fixture cited below. 

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

          Section 2529.6 of the Rent Stabilization Code, scope of review 
          specifically states, and principles of administrative law as well 
          as Agency precedent dictate, that administrative review shall be 
          limited to facts or evidence before a Rent Administrator as raised 
          in the petition.  Scope of review precludes an owner from raising 
          facts or issues upon administrative review which could have been 
          raised before the Rent Administrator but were not, or to present 
          new facts or evidence.

          The owner's claims that air conditioners are not a service included 
          in the rent and that the intercom and light fixture were replaced 
          are defenses that could have been raised before the Rent Adminis- 
          trator, but were not.  Since these items are beyond the scope of 
          review, the owner has failed to raise valid issues regarding the 
          correctness of the order being appealed.

          Division records also reveal that the Rent Administrator denied the 
          owner's rent restoration application under Docket No. GL210132OR.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and Operational Bulletin 84-1, it is 

          ORDERED, that the owner's Petition for Administrative Review be, 
          and the same hereby is, denied and that the Rent Administrator's 
          order be, and the same hereby is, affirmed.


                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner

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