Docket Number: FE 510275-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.: FE 510275-RO 
                                              
           PARK CITY REALTY CORP./             DISTRICT RENT ADMINISTRATOR'S
           JOSEPH RATNER,                      DOCKET NO.: EL 510139-S
                                             
                                               SUBJECT PREMISES:
                                               665 West 160 St., Apt. No. 1C,
                              PETITIONER       New York, NY 10032  
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 24, 1991, the above-named owner filed a timely  petition  for
        administrative  review  of  an  order  issued  on  April  26,  1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 9NYCRR 2520.6(r) and 9NYCRR 2523.4.

        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 original proceeding was commenced on December 12,  1990  by  the
        tenant filing  a  complaint  asserting  that  the  owner  failed  to
        maintain certain services in the subject apartment.

        In its answer filed  on  January  4,  1991,  the  owner  denied  the
        allegations set  forth  in  the  tenant's  complaint  and  otherwise
        asserted that repairs had been performed.

        Thereafter on April 1, 1991, the subject apartment was inspected  by
        D.H.C.R. which confirmed the existence of defective conditions.

        Based on said inspection, the Administrator directed restoration  of
        these services and further ordered a reduction of the stabilized 
        rent.

        In this petition, the owner states in substance  that  repairs  were
        made but the tenant caused the disrepair prior  to  inspection;  and
        that the tenant signed a statement on May 1, 1991 that  all  repairs
        were completed.

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


        The owner's defense that the tenant caused the  disrepair  prior  to
        inspection was not raised in the proceeding  below  and  before  the
        issuance of the Administrator's order.  The owner raised th s  self-






          Docket Number: FE 510275-RO

        serving and  unproven  assertion  for  the  first  time  on  appeal.
        Accordingly, this assertion is beyond the scope of review, which  is
        limited to the evidence and issue before the Administrator.

        The owner admits that repairs were made subsequent to  the  issuance
        of the Administrator's order.  Then, the Administrator's order based 
        on an  inspection  finding  the  continued  existence  of  defective
        conditions was correct when issued.

        This Order and Opinion is issued  without  prejudice  to  the  owner
        filing an application for rent restoration based on the  restoration
        of services, if the facts so warrant.

        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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