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.:EK210237RO     
                                                        
          611 Realty,                              RENT ADMINISTRATOR'S
                                                   DOCKET NO.:DI210369S      
                                                       
                                                   SUBJECT PREMISES:
                                                      611 Ocean Ave.
                                                      Apt. D4
                                                      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 October 17, 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 September 20, 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 repairs were 
            performed and services are being provided and maintained.

            On September 24, 1990, an inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed the existence of the 
            following:

                 (1) The kitchen ceiling showed a hole where water leaked       
                     through.

                 (2) The kitchen faucet leaked.

                 (3) The kitchen windows showed evidence of smoke stains and    
                     black ashes from the boiler room.

                 (4) The living room ceiling showed peeling paint and plaster on  
                     the ceiling.

                 (5) There was mice and roach infestation throughout the        
                     apartment.

            By an order dated October 17, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            EK210237RO







            In this petition, the owner contends that all services are 
            maintained and submits in relevant part copies of the following:

                 (1) a tenant-signed acknowledgement that the bedroom, the      
                     hallway and the bathroom were painted and plastered on     
                     November 6, 1989;     
                 (2) a tenant-signed acknowledgement that the bathroom was      
                     plastered and painted on November 14, 1990; and 
                 (3) a letter from the exterminating company indicating monthly  
                     treatment and additional visits if so requested by tenants.

            DHCR mailed a copy of the petition to the tenant.

            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 
            September 24, 1990 inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction. 

            The Commissioner notes that the owner's submissions concerning 
            repairs acknowledged by the tenant were not raised before the 
            Administrator prior to the issuance of the order and are raised for 
            the first time on appeal. Accordingly, these submissions are beyond 
            the scope of review which is limited to the issues and evidence 
            before the Administrator. Furthermore, these alleged repairs are of 
            insufficient weight as to rebut the finding of the September 24, 
            1990 physical inspection.

            The Commissioner further notes that the owner's rent restoration 
            application (EL210055OR) was denied on May 29, 1991.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            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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