FL 210118-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.: FL 210118 RO

     HELEN LEUNG                        DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
                                        NO.: FE 210730 S
                        PETITIONER
----------------------------------x


  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
              AND MODIFYING RENT ADMINISTRATOR'S ORDER

           On  December 3, 1991, the above named petitioner-owner
filed  a  Petition for Administrative Review against an order  of
the  Rent  Administrator  issued November  21,  1991.  The  order
concerned housing accommodations known as Apt 13B located at  705
59th  Street,  Brooklyn,  N.Y. The  Administrator  order  a  rent
reduction for failure to maintain required services.

      The  Commissioner  has reviewed the  record  and  carefully
considered  that portion relevant to the issues  raised  by  this
appeal.

      The  tenant commenced this proceeding by filing a Statement
of  Complaint of Decrease in Services on May 23, 1991 wherein she
alleged the following services deficiencies:

          1.   Kitchen in need of painting; mouse infestation  in
               kitchen; new windows needed in kitchen
          
          2.   Bedroom wall and window beginning to get mildew
          
          3.   Living  room  in need of painting due to  chipping
               paint
          
          4.   Hall inside of apartment in need of painting
          
The  tenant claimed she had been complaining to the owner for two
years,  but  that  the owner has refused to  make  the  necessary
repairs.

      The  owner  was  served with a copy of  the  complaint  and
afforded  an  opportunity to respond. The owner did  not  file  a
response.

      The  Administrator  ordered a physical  inspection  of  the
subject  apartment.  The inspection was conducted on October  22,
1991 and revealed the following:

          1.   Kitchen window loose and shaky
          
          2.   No  storm  window  in kitchen.  Frame  for  window
               observed but window is not in place
          
          3.   Bathroom  ceiling  has water stains  and  bathroom
               wall and window have mildew
          
          4.   Mildew in bedroom two windows
          
The following services were found to have been maintained:

          1.   There  was no peeling paint and plaster  found  in
               the kitchen
          
          2.   Living room walls and ceiling did not have peeling
               or chipped paint
          
          3.   Hallway walls and ceiling paint not peeling.
          
          4.   Kitchen window frame in place
          
      The  Administrator issued the order here under on  December
24, 1991 and ordered a rent reduction effective July 1, 1991.

       On  appeal  the  owner  states  that  everything  is  well
maintained  in  the apartment except that kitchen  storm  windows
have  not  been  installed.   The owner  offers  to  install  the
windows,  should the tenant desire them.  The owner  attempts  to
explain  the  mildewing by saying that the tenant contributes  to
the condition by keeping the bathroom door closed

      The tenant filed a response on February 4, 1992 wherein she
stated that the order here under review should be affirmed.

      After  careful  review of the evidence in the  record,  the
Commissioner  is  of  the  opinion that the  petition  should  be
denied.

      The  Commissioner  notes that the scope  of  review  in  an
administrative  appeal is limited to facts or evidence  presented
before  the Administrator.  Since the petitioner herein  did  not
respond  below, the objection made for the first time  on  appeal
will not be considered by the Commissioner.

      The  Administrator's order was based on the results of  the
physical  inspection which revealed the existence  of  conditions
requiring repair for which a rent reduction is warranted and  the
petitioner  has  not  established any  basis  for  revoking  that
determination.

      The Commissioner notes that the owner has not yet filed for
rent  restoration.   With  regard to  such  an  application,  the
Commissioner  notes that the inspector reported that  the  living
room and hallway walls and ceiling did not have peeling paint and
plaster.  However, the order here under review states that  these
conditions  exist.   Accordingly, the  Administrator's  order  is
modified to delete any reference to peeling paint and plaster  in
the  living room and hallway.  The owner need not show that these
conditions   have  been  corrected  in  order  to   obtain   rent
restoration.  All other services cited in the order as not  being
maintained must be restored before the application is filed.

      THEREFORE, pursuant to 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,  modified in accordance with this Order  and  Opinion
and, affirmed as so modified.

ISSUED:



                                   JOSEPH A. D'AGOSTA
                                   Acting Deputy Commissioner