FK 510264-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 510264-RO
           
                 DAVID ESHAGHIAN             RENT ADMINISTRATOR'S
            c/o  SOMERSET MANAGEMENT,             DOCKET NO.:
                                                  ED 510754-S 
                                   PETITIONER                           
          ----------------------------------x 

                          
                                                            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On November 12,1991, the above-named owner filed a  petition  for
          administrative review of an order issued on October 23, 1991,  by
          a Rent Administrator concerning the housing  accommodation  known
          as Apartment A, 612 West 188th Street, New York, New York
          wherein rent was reduced due to a diminution of service.

          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 for review.

          On April 23, 1990 the subject tenant, filed an application for  a
          rent reduction based on the owner's alleged failure  to  maintain
          service alleging defective windows, a faucet leak, and  a  broken
          ceiling in his apartment.

          On June 11, 1990 the owner interposed an answer to  the  tenant's
          complaint wherein he alleged that all of the conditions would  be
          corrected.

          On September 26, 1991 a physical inspection of the subject apart 
          ment was carried out by the Division  of  Housing  and  Community
          Renewal (DHCR).  The inspector, in his  report,  noted  that  the
          window conditions were as alleged by the tenant.



          On October 23, 1991 the Rent Administrator issued the order  here
          under review finding that a diminution of services  had  occurred
          and reducing the tenant's rent to the level in  effect  prior  to
          the last rent  guideline  increase  which  commenced  before  the
          effective date of the rent reduction.

          In his petition for  administrative  review  the  owner  requests
          reversal of the Rent Administrator's order alleging that  repairs






          FK 510264-RO
          have been effectuated.  Attached to the petition a e  four  "Com-
          plaint Reports" signed by a  certain  Randolph  Santana,  two  of
          which allege repairs made on September 26, 1991 and  October  19,
          1991.

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

          The Commissioner notes that the "Complaint Reports"  attached  to
          the owner's petition were not submitted to the Rent Administrator 
          during the pendency of this proceeding even though they  were  in
          the possession of the owner. The owner has offered no explanation 
          for his failure to submit them during  the  original  proceeding.
          Accordingly, pursuant to Section 2529.6 of the Rent Stabilization 
          Code, they may not be considered now when offered for  the  first
          time on administrative appeal.

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

                    A tenant may apply to t e  DHCR  for  a  reduc-
                    tion 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  owner  has  failed  to  maintain  re-
                    quired services.

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

          The Commissioner finds that the administrator properly based  his
          determination on the entire record; including the results of  the
          on - site physical inspection conducted on September 26, 1991 and 
          that pursuant to Section 2523.4(a) of the Code, the 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 the Rent Administrator's order be, and the  same  hereby  is,
          affirmed.


          ISSUED:




                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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