FK 110139-RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433



          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  FK 110139-RO
                                                  RENT      ADMINISTRATOR'S
                    WILLIAM HAUGH,           DOCKET NO.: 
                                                  FG 110450-S
                                                  PREMISES: 
                                                  41-01 67th Street   
                                   PETITIONER     Apt. 15, Woodside, NY
          ----------------------------------x 

                          
                                                            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          The above-named owner filed a timely Petition for  Administrative
          Review of an order issued on September 20, 1991,  concerning  the
          housing accommodation 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. 

          The tenant commenced this proceeding by fili g  a  complaint  as-
          serting that the owner had failed to maintain certain services in 
          the subject apartment.   

          In his answer, the owner asserted th t  painting  had  been  com-
          pleted.

          Thereafter an inspection of the subject premises was conducted by 
          a DHCR inspector who confirmed the existence of defective  condi-
          tions.

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the stabilization rent.



          In his petition for administrative review, the owner  states,  in
          substance, that the tenant has not allowed access  o  the  apart-
          ment.

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

          The Commissioner notes that the owner's allegati n  is  not  sup-






          FK 110139-RO
          ported by any substantiating evidence and  that  this  allegation
          was not raised before the  Rent  Administrator  in  the  original
          proceeding.  Accordingly, pursuant to Section 2529.6 of the  Rent
          Stabilization Code the allegation may not be considered now  when
          raised for the first time on administrative appeal.

          Moreover, the owner had almost three  months  from  the  date  of
          service of the tenant's  complaint  until  the  issuance  of  the
          administrator's order to investigate the tenant's complaints  and
          to make the necessary repairs, but failed to do so.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code,

                    A  tenant  may  apply  to   the   Division   of
                    Housing and  Community  Renewal  (DHCR)  for  a
                    reduction of the legal regulated  rent  to  the
                    level  in  effect  prior  to  the  most  recent
                    guidelines adjustment and  the  DHCR  shall  so
                    reduce the rent for the  period  for  which  it
                    is found that the own r  has  failed  to  main-
                    tain required services.

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the Rent Administrator properly based 
          his determination on the entire record; including the results  of
          the on - site physical inspection conducted on October  21,  1991
          and that pursuant to Section 2523.4(a)  of  the  Code,  the  Rent
          Administrator was mandated to reduce the  rent  upon  determining
          that the owner had failed to maintain services.

          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  Rent  Stabilization  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.


          ISSUED:



                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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