Docket Number: FH 210031-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


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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: FH 210031-RO 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
             KEITH OUTRAM,                       DOCKET NO.: FB 210131-S
                                                  
                                                 SUBJECT PREMISES:
                                                 588 Park Place, Apt. No. 1A
                                PETITIONER       Brooklyn, NY 11225
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On August 5, 1990, the above-named owner filed a  timely  petition
          for administrative review of an order  issued  on  July  1,  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 administrative appeal.

          This proceeding was commenced on February 6, 1991, when the tenant 
          filed a complaint asserting that the owner had failed to  maintain
          certain services in the subject apartment.

          Although notified to do so on February 22, 1991, the owner  failed
          to respond to the tenant's complaint.

          Thereafter on June 11, 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  on  July  1,
          1991 restoration of these services and further ordered a reduction 
          of the stabilized rent.

          In this  petition,  the  owner  contends  in  substance  that  the
          tenant's complaint about decreased services is  to  obfuscate  the
          tenant's own non-payment of rent;  and  that  "this  tenant  never
          provides access and purposely so," as indicated by  the  dismissal
          of the tenant's heat/hot water complaint.

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

          The owner's contention that the  tenant  refused  access  was  not
          raised in the proceeding below and  before  the  issuance  of  the
          Administrator's order.  This defense was raised on y  as  a  self-
          serving, unsubstantiated assertion for the first time  on  appeal.
          In addition, the owner's unproven  allegation  that  the  tenant's
          heat/hot water complaint was  dismissed  due  to  tenant  refusing






          Docket Number: FH 210031-RO
           
          access is irrelevant to the case at hand.  Furthermore, the  issue
          of  the  tenant's  non-payment  does  not  negate  the  inspection
          disclosing decreased services, warranting rent reduction.

          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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