Docket Number: FD-210004-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.: FD 210004-RO
                                            :  DISTRICT RENT ADMINISTRATOR'S
             MANUEL PASTOR,                    DRO DOCKET NO.:  EI  210626-S
          
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 1, 1991, the above-named owner filed a timely Petition  for
        Administrative Review of an  order  issued  on  February  20,  1991,
        concerning t e  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.

        On September 20, 1990, the  tenant   commenced  this  proceeding  by
        filing a complaint asserting that the owner had failed  to  maintain
        certain services in the subject apartment.

        In its answer filed on October 18, 1990,  the  owner  asserted  that
        "all the problems...were taken care of except the  fumigation  which
        the tenant requested not be done at that time."

        In reply filed on December 29, 1990, the tenant denied that  repairs
        were made.

        Thereafter on  January  24,  1991,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

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

        In its petition for administrative  review,  the  owner  states,  in
        substance, that  all  repairs  have  been  performed  and  that  the
        defective conditions were caused by the tenant  in  retaliation  for
        non-payment proceedings.

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







          Docket Number: FD-210004-RO

        First, the owner provided no proof in this petition that the  tenant
        caused the defective conditions.  The owner also did not raise  this
        issue of tenant-caused defects in the proceeding  below  and  should
        be precluded from raising same on appeal.  

        Second, although the owner contends that  repairs  were  effectuated
        prior to the issuance of the Administrator's order, the Commissioner 
        notes that the owner submitted insufficient evidence to substantiate 
        the contention either while the proceeding was  pending  before  the
        Administrator or by attachment to his petition.  Accordingly,  based
        on  a  preponderance  of  the  evidence  the   owner   has   offered
        insufficient reason to disturb the Administrator's  order  which  is
        based on the inspection, and it should be affirmed.

        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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