FH 610369 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.: FH 610369 RO

               
                                             DISTRICT RENT ADMINISTRATOR
             EMERICK REALTY CORPORATION,     DOCKET NO.: FC 610376 S

                                             PREMISES: 2707 SEDGWICK AVENUE
                                                       APT. 1L, BRONX, NEW YORK 
                                 PETITIONER
          ----------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the 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 petition.

          On March 14, 1991, tenant commenced the proceeding below by 
          filing a complaint asserting that the owner had failed to 
          maintain certain services in the subject apartment.  The 
          complained of conditions were the following:

               the owner failed to control rats and roaches,

               holes in the baseboards,

               a bathroom wall in need of repair,

               the cold water was leaking in the bathtub.

          The owner was served with a copy of the tenants complaint but 
          failed to interpose an answer.


          On June 20, 1991, a staff inspection was conducted by a Division 
          of Housing and Community Renewal (DHCR) inspector.  The 
          inspection report stated that there was no evidence of any rats 
          or leaks from faucets.  The inspection report went on to state 
          that in the bathroom there was a hole in the wall on the west 
          side near the sink and that the baseboard was missing.  With 
          respect to the baseboards in the other rooms, the inspection 
          report stated they were satisfactory.

          On July 25, 1991, the Administrator directed restoration of the 






          FH 610369 RO
          defective conditions and further ordered, a reduction of the 
          stabilization rent.

          In its petition for administrative review, the owner requests 
          that the Administrator's order be reversed.  The owner states 
          that all repairs have been done in that the wall around the pipe 
          near the sink has been repaired, an exterminator went to the 
          apartment, and, the bathroom baseboards were fixed.

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

          In view of the owner's having failed to answer the tenant's 
          complaint before the Administrator below, the Commissioner will 
          not entertain the owner's assertions for the first time on 
          appeal.  The Administrator's order reducing the rent was 
          therefore correct when issued, and this order is issued without 
          prejudice to the owner filing an application for the restoration 
          of rent.

          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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