Docket Number: FB-510090-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.: EL 410238-RO
                                            :  
             ALGIN MANAGEMENT,                 DRO DOCKET NO.:  EG  410062-S
          
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On December 4, 1990, the above-named  owner  filed  a  Petition  for
        Administrative Review of an order issued on November  20,  1990,  by
        the Rent Administrator of the Gertz Plaza,  Jamaica,  District  Rent
        Office, concerning the housing accommodations known as Apartment No. 
        5, 134 East 96th Street, New York, New York 10128.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 2520.6(r) and 2523.4 of the Rent Stabilization Code.
          
        The issue herein is  whether  there  was  a  decrease  in  services,
        warranting a reduction of the legal regulated rent.

        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 administrative appeal.

        On June 28, 1990, the tenant  commenced this proceeding   by  filing
        complaint asserting that the owner had failed  to  maintain  certain
        services in the subject apartment.

        Although duly notified to do so on July 13, 1990, the  owner  failed
        to respond to the tenant's complaint.

        On August 1, 1990,  an  inspection  of  the  subject  apartment  was
        conducted by  a  DHCR  inspector  who  confirmed  the  existence  of
        defective conditions.

        On November 20, 1991,  the  Administrator  directed  restoration  of
        these services and further ordered reduction  of  the  stabilization
        rent.

        In this petition, the owner contends in substance that  repairs  had
        been performed and that the building is "systematically maintained."

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

        The owner's petition does not make clear whether it is  the  owner's
        contention that repairs had  been  made  before  the  apartment  was
        inspected or the order was issued, or whether the contention is that 
        repairs were made following the issuance of the Rent Administrator's 
        order.  If it is the former, then the owner's allegation  is  belied






        Docket Number: FB-510090-RO
        by the report of the agency inspector.  If it is  the  latter,  then
        the Rent Administrator's order reducing the  rent  was  nevertheless
        correct when issued, and this order is issued without  prejudice  to
        the owner filing an application for restoration of services.

        As  to  the  other  issues  raised  by  the  petitioner-owner,   the
        Commissioner notes that the owner, though duly notified  to  do  so,
        failed to raise these defenses in response to the tenant's complaint 
        in the proceeding below.  Accordingly,  the  Commissioner  will  not
        entertain the owner's unsubstantiated defenses raised for the  first
        time on appeal and not before the Administrator.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        it is

        ORDERED, that this petition be, and the same hereby is, denied,  and
        that the District Rent Administrator's order be, and the same hereby 
        is, affirmed.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner




                                                   
    

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