FH 110110 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: FH 110110 RO
               Van Kleeck Associates,          DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: FC 110390 S


          On August 13, 1991, the above named petitioner filed  a  Petition
          for Administrative Review against an order  issued  on  July  25,
          1991, concerning the housing accommodations known  as  51-25  Van
          Kleeck Street, Elmhurst, New York,  Apartment  2-G,  wherein  the
          rent administrator reduced the lawful stabilized rent.

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

          On March 19, 1991, the tenant filed a complaint of  a  diminution
          of services alleging that the apartment required painting,  there
          was vermin and rodent infestation, there was a defective  hallway
          electrical fixture, there were broken bathroom  tiles,  defective
          faucets, and plaster holes in the bathroom and livingroom.

          In response to the tenant's  complaint  the  owner  asserted,  in
          essence, that the tenant failed to advise the  owner  that  there
          was a lack of services within her apartment.

          On July 25, 1991, the Administrator reduced the  legal  regulated
          rent by the percentage of the most recent  guidelines  adjustment
          for the tenant's lease which commenced before the effective  date
          of the issued order.  This reduction was based upon an inspection 
          conducted on May 28, 1991, wherein the inspector established that 
          there existed a decrease of services consisting of: 

          1    (a)  The bathroom ceiling is peeling, paint and plaster;

               (b)  The bedroom walls and window sills are  peeling,  paint
                    and plaster.   There  is  evidence  of  mildew  in  the

               (c)  The living room wall and ceiling above  the  window  is
                    peeling paint and plaster.  There is evidence of mildew 
                    on the livingroom wall.

          2.   There is evidence of vermin.

          3.   The kitchen radiator cover is broken.

          FH 110110 RO
          The owner in his petition for administrative review asserts  that
          the Administrator's order should  be  reversed.   The  petitioner
          contends that the tenant  does  not  report  any  needed  repairs
          within her apartment and does not provide  access  to  allow  the
          owner to make the necessary  repairs.   Additionally,  the  owner
          asserts that he has tried to paint the tenant's apartment but has 
          not been able to gain access.

          The tenant was sent a copy of the owner's petition but has failed 
          to submit an answer.

          The  Commissioner  is  of  the  opinion  that  the  petition  for
          administrative review should be denied.

          A review of the record indicates that the owner was served with a 
          copy of the tenant's complaint on March 26, 1991.  Moreover,  the
          Division's inspection of the  subject  apartment  did  not  occur
          until May 28, 1991.  Therefore, the owner had  ample  opportunity
          to repair the items which were complained of.   In  addition  the
          owner did not raise the issue of the tenant's failure to  provide
          access to the subject apartment in his answer to the complaint.

          Pursuant to Section 2529.2 of  the  Rent  Stabilization  Code,  a
          review of the petition shall be limited to the facts or  evidence
          before  a  Rent  Administrator  as  raised   in   the   petition.
          Accordingly, the issue of the tenant's failure to provide  access
          cannot be raised in the petition and must be rejected.

          This determination does not bar the owner  from  applying  for  a
          rent restoration once the services  have  been  restored  to  the
          subject apartment.

          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.


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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