FI 610062 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.:FI 610062 RO  
                                                 DISTRICT RENT ADMINISTRATOR'S
             HERMAN STEINBERG,                   DOCKET NO.: EA 610464 S

                                                 SUBJECT PREMISES:
                                                 846 E.175th Street, Apt. No. 3C
                                                 Bronx, New York 10460

          The above-named owner filed a timely Petition  for  Administrative
          Review of an order issued  on  August  29,  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 the original proceeding below on January  10,
          1990 by filing a complaint asserting that the owner had failed  to
          maintain certain services in the subject apartment.

          In his answer filed on February 28, 1990, the  owner  requested  a
          thirty day extension to respond to the tenant's complaint.

          In another answer filed on March 28, 1990, the owner alleged  that
          repairs  were  commenced  but  that  the  tenant  refused  access.
          However, the owner failed to submit certified mail, return receipt 
          and  other  evidentiary  requirements  of  Policy  Statement  90-5
          (Arranging Repairs;No Access Inspection).

          Thereafter on July 25, 1991, the subject apartment  was  inspected
          by DHCR  which  confirmed  the  existence  of  numerous  defective

          Based on said inspection, the Administrator directed on August 29, 
          1991 restoration of services and reduction of the stabilized rent.

          In this petition, the owner contends in substance that the  tenant
          withdrew her complaint pursuant to a  stipulation  agreement  with
          the tenants' association dated August 30, 1990, and that  services
          had been restored.
          After careful consideration, the Commissioner is  of  the  opinion
          that this petition should be denied.

          The alleged stipulation agreement indicating  tenant's  withdrawal
          together with the tenants' association was not  submitted  by  the

          FI 610062 RO

          owner in the  proceeding  below  and  prior  to  issuance  of  the
          Administrator's order.  The owner raised  below  other  issues  as
          requesting for an extension and claiming  without  proof  tenant's
          refusal of access.  In addition, the alleged stipulation does  not
          apply to an order issued after August 30, 1990, as  in  this  case
          which is issued a year later on  August  29,  1991.   Accordingly,
          this alleged withdrawal is beyond the scope of  review,  which  is
          limited to the issues and evidence before the Administrator.

          All other assertions by the owner cannot withstand the  fact  that
          inspection  confirmed  the   existence   of   numerous   defective
          conditions, warranting rent reduction.

          This Order and Opinion is issued without prejudice to the  owner's
          filing  an  application  for  rent  restoration   based   on   the
          restoration of services if the facts so warrant.

          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 Administrator's order be, and  the  same  hereby  is,


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


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