FI 110177-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  FI 110177-RO
                                                  RENT      ADMINISTRATOR'S
                  VRETTOS REALTY CORP.,     DOCKET NO.: 
                                                  FE 110696-S
                                                  45-59 45th Road, Apt. B-8
                                   PETITIONER     Woodside, New York

          The above-named owner filed a timely Petition for  Administrative
          Review of an order issued on September 3,  1991,  concerning  the
          housing accommodations relating  to  the  above-described  docket

          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. 

          The tenant commenced this proceeding on May 24, 1991 by filing  a
          complaint  asserting  that  the  owner  had  failed  to  maintain
          numerous services in the subject apartment.

          In its answer filed on June 24, 1991, the owner  denied  many  of
          the allegations as  set  forth  in  the  tenant's  complaint  and
          otherwise asserted that some repairs  were  completed;  that  the
          tenant refused access to  the  appliance  company;  and  that  it
          should receive a notice of the inspector's  findings  before  the
          Administrator's order is issued.

          Attached to the owner's answer is  a  copy  of  an  extermination
          contract and a copy of a work order dated August 9, 1990 to paint 
          the entire apartment with the tenant's signature on same.

          Thereafter on August 2 ,  1991,  the  subject  building  was  in-
          spected by a D.H.C.R.  inspector  who  confirmed  that  the  oven
          thermostat is defective;  that  the  oven  door  does  not  close
          properly; that the  kitchen  pipe  is  peeling  paint;  that  one
          electrical outlet in the bedroom is not  working  properly;  that
          the hallway walls by the entrance have hairline cracks; that  the
          bathroom floor is uneven and cracked; and that there is  physical
          evidence of roach and mice in the kitchen.

          FI 110177-RO
          Based on said inspection, the Administrator directed  restoration
          of services and a reduction of the stabilized rent.

          In this petition, the owner  contends  in  substance,  that  "all
          required work has been  completed"  and  submits  a  copy  of  an
          extermination contract dated February 1, 1991 and  a  copy  of  a
          work order signed by the tenant dated July 15, 1991.

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

          Despite the owner's submission in the proceeding below and  prior
          to the issuance of the Administrator's order  of  a  copy  of  an
          April 27, 1990 extermination contract and  a  copy  of  a  tenant
          signed work order dated August 9, 1990, a physical inspection  of
          the subject apartment  on  August  23,  1991  disclosed  numerous
          defective conditions, namely:

               1.   the oven thermostat is defective;
               2.   the oven door does not close properly;
               3.   the kitchen pipe is peeling paint;
               4.    one  electrical  outlet  in  the  bedroom  is  not
                    working properly;
               5.   the hallway walls by  the  entrance  have  hairline
               6.   the bathroom floor is uneven and cracked;
               7.   and there is physical evidence of  roach  and  mice
                    in the kitchen.

          Accordingly, the Administrator properly found decreased services, 
          warranting a rent reduction.

          The owner failed to submit in the proceeding below and  prior  to
          issuance of the Administrator's order the copy of a tenant-signed 
          repair request dated July 15, 1991 and the copy of a February  1,
          1991 extermination contract and now raises these claims of repair 
          for the first time on appeal.  These claims  are  belied  by  the
          August 23, 1991 inspection findings and, in addition  beyond  the
          scope of administrative review, which is  limited  o  the  issues
          and evidence before the Administrator.

          THEREFORE, in accordance with the provisions of the Rent Stabili 
          zation 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
                                                   Acting Deputy Commissioner

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