FH 520066-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
          APPEALS OF                              DOCKET NO.:   
                                                  FH 520066-RO                
                  535 BROADWAY ASSOC.,            
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      FC 520062-S
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   
                                          

          On August 8, 1991, the above-named owner  filed  a  Petition  for
          Administrative review against an order issued on July  22,  1991,
          by a Rent Administrator  concerning  the  housing  accommodations
          known as 535 West 135th Street, New York, New York, Apartment 
          4-E, wherein the Administrator determined that the owner had  not
          maintained  services and accordingly reduced the rents.

          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.

          The issue on appeal is  whether  the  Administrator's  order  was
          correct.

          The applicable law is Section 2202.16 of the  Rent  and  Eviction
          Regulations.

          The tenant originally commenced the proceedings on  February  11,
          1991 by filing a complaint of a decrease  in  apartment  services
          complaining that the owner had failed to maintain  heat  and  gas
          service, and that the kitchen faucet was constantly dripping.

          The owner did not respond to the complaint.


           
          On June  24,  1991,  the  Rent  Administrator  issued  the  order
          hereunder review, finding  that  a  diminution  of  services  had
          occurred and reducing the rent as follows:

               1.   Dripping kitchen faucet - $1.50.

               2.   Lack of gas service - 7.5%  of  the  Maximum  Legal
                    Rent.                                    








          FH 520066-RO
          It was also determined that the issue of the  lack  of  heat  had
          been considered in a separate order.    

          The owner's petition  raises  no  objection  to  the  finding  of
          reduced services, but only asserts that the tenant should not get 
          a rent reduction because he will also receive a  generous  abate-
          ment upon  the  settlement  of  the  current  building-wide  rent
          strike, thereby being unjustly rewarded  with  duplicate  relief.
          The owner further alleges that the reduced service was caused  by
          a commercial tenant and not the owner's fault.

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

          The record in this case establishes  that  the  owner  failed  to
          respond  to  the  tenant's  complaint,  and  that  an  inspection
          conducted by an employee of  the  DHCR  confirmed  the  defective
          conditions complained of.  The owner's failure to respond to  the
          complaint precluded him from raising the  above  issues  for  the
          first time on appeal, and they may not be considere .   Neverthe-
          less, the petitioner's allegations fail  to  raise  any  argument
          that would have invalidated the Rent Administrator's order.

          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 services.


          THEREFORE, in accordance with the  provisions  of  the  Rent  and
          Eviction Regulations, 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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