FG 110333-R0
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  FG 110333-RO                
                   VIG ASSOCIATES,                RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      DH 110261-S 


          On July 15, 1991, the above-named owner refiled  a  petition  for
          administrative review of an order issued on  May  3,  1991  by  a
          Rent Administrator concerning the housing accommodation known  as
          Apartment 608, 43-31 Ithaca Street, Elmhurst, New  York,  wherein
          rent was reduced due to a diminution of service.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion relevant to the  issues
          raised by the petition for review.

          On August 15, 1989 the subject tenant filed an application for  a
          rent reduction based on the owner's alleged failure  to  maintain
          services alleging roach and mice infestation,  a  leak  from  the
          roof into the apartment, and an  improperly  functioning  balcony

          On September 20, 1989, the owner  interposed  an  answer  to  the
          tenant's complaint wherein  it  alleged  that  it  inspected  the
          apartment, and that the door and roof had been repaired.

          On April 17, 1991, a physical inspection of the subject apartment 
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted that the  complained
          of conditions were as alleged by the tenant.

          On May 3, 1991, the Rent  Administrator  issued  the  order  here
          under review finding that a diminution of services  had  occurred
          and reducing the tenant's rent to the level in  effect  prior  to
          the last rent  guideline  increase  which  commenced  before  the
          effective date of the rent reduction.

          In its petition for  administrative  review  the  owner  requests
          reversal of the Rent  Administrator's  order  alleging  that  the
          tenant took paint to paint on his own,  that  the  tenant  denied
          access, that there is regular extermination service provided  and
          that the tenant installed the door.

          After careful consideration the Commissioner is  of  the  opinion

          FG 110333-R0
          that this petition should be denied.

          The Commissioner notes that none of the owner's allegations  were
          raised while this proceeding was pending before the Rent Adminis 
          trator.  Accordingly,  these  allegations,  pursuant  to  Section
          2529.6 of the Rent Stabilization  Code,  may  not  be  considered
          herein when raised now  for  the  first  time  on  administrative
          appeal.  It is further noted that none of the owner's allegations 
          are supported by any substantiating evidence and that the allega 
          tion that the tenant denied  access  is  belied  by  the  owner's
          answer interposed in the original proceeding.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, 

                    A tenant may apply to the  DHCR  for  a  reduc-
                    tion  of  the  legal  regulated  rent  to   the
                    level  in  effect  prior  to  the  most  recent
                    guidelines adjustment and  the  DHCR  shall  so
                    reduce the rent for the  period  for  which  it
                    is found that the owner  has  failed  to  main-
                    tain required services.

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the administrator properly based  his
          determination on the entire record; including the results of  the
          on-site physical inspection conducted on April 17, 1991 and  that
          pursuant to Section 2523.4(a) of the Code, the administrator  was
          mandated to reduce the rent upon determining that the  owner  had
          failed to maintain services.

          This Order  and  Opinion  is  issued  without  prejudice  to  the
          owner's rights as they may  pertain  to  an  application  to  the
          Division for a restoration of rent based upon the restoration  of

          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 Rent Administrator's order be, and the  same  hereby
          is, affirmed.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner

          FG 110333-R0


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