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

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IN THE MATTER OF THE ADMINISTRATIVE      ADMINISTRATIVE REVIEW
APPEAL OF                                DOCKET NO.:EI210032RO     
                                              
Lincoln Realty,                          RENT ADMINISTRATOR'S
                                         DOCKET NO.:DF210680S      
                                             
                                         SUBJECT PREMISES:
                                            145 Lincoln Road
                                            Apt. 2A
                                            Brooklyn, NY    
                      PETITIONER     
-----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on August 2, 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 June 21, 1989 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 all repairs were 
            done.

            On July 16 and 19, 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 August 2, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that all work was 
            done; that a copy of a court stipulation made on January 18, 1989 
            before the tenant's complaint concerning non-payment of rent settled 
            this matter; and that the tenant may not be a legal tenant.

            In answer, the tenant denied the allegations in the petition and 
            otherwise asserted that the defective conditions continue to exist.
            EI210032RO


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







            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 July 
            16 and 19, 1990 inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction. 

            The owner's contentions that a copy of a court stipulation settled 
            this matter and that the tenant may not be a legal tenant were not 
            raised in the proceeding below before the Administrator and are 
            raised for the first time on appeal. Accordingly, these contentions 
            are beyond the scope of review which is limited to the issues and 
            evidence before the Administrator.

            The owner's rent restoration application (FH210005OR) was denied on 
            May 14, 1992.

            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, affirmed.



            ISSUED:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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