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

          APPEAL OF                                    DOCKET NO.: ED610092RO

                    H & H Properties,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CK610751S

                                                       SUBJECT PREMISES:
                                                       2415 Morris Avenue
                                                       Apt. B30
                                                       Bronx, New York



          The above-named owner filed a timely petition for administrative 
          review of an order issued on March 29, 1990 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 on November 22, 1988 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted in substance that many repairs were 
          done, that they were in the process of completing the rest of the 
          repairs, and that it had been difficult to obtain access.

          On February 28, 1990, an inspection of the subject apartment was 
          conducted by a DHCR staff member who confirmed the existence of 
          defective conditions.

          By an order dated March 29, 1990, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In this petition, the owner contends in substance that the tenant 
          had not provided access.


          DHCR mailed a copy of the petition to the tenant, who answered 
          stating that the complained of conditions have not been corrected.

          The landlord submitted a response stating that repairs were done.  
          Copies of work orders and a letter concerning access were attached.

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

          The Commissioner notes that the copies of the work orders and the 
          copy of the letter to the tenant requesting access attached to the 
          owner's response to the tenant's answer in this proceeding were 
          submitted for the first time on this appeal and are therefore 
          beyond the scope of review, which is limited to those issues and 
          evidence which had originally been before the Administrator.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner's petition does not establish any basis to 
          modify or revoke the Administrator's determination based on the 
          February 28, 1990 inspection which confirmed the existence of 
          defective conditions, warranting a rent reduction.  The issue of 
          denied access was not adequately substantiated by the owner in the 
          proceeding below before the Administrator or in this petition.

          The rent will be restored only when an owner's application to 
          restore the rent is filed and granted.  The owner is advised to 
          file such an application if the facts so warrant.

          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 this petition be, and the same hereby is, denied, and 
          that the Administrator's order be, and the same hereby is, 

                                             LULA M. ANDERSON
                                             Deputy Commissioner  

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