FL 610129-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
                                
                                
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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.: FL 610129 RO

     RALPH LANGSAM ASSOCIATES           DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
                                        NO.: FH 630024 HW
                        PETITIONER
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  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
      On December 19, 1991 the above named petitioner-owner filed
a Petition for Administrative Review against an order of the Rent
Administrator  issued  November 19,  1991.  The  order  concerned
housing  accommodations  located at 220-222  East  204th  Street,
Bronx,  N.Y.   The  Administrator ordered a  rent  reduction  for
failure to maintain adequate hot water.

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

      The tenants commenced this proceeding on August 14, 1991 by
filing  a  Statement  of Complaint of Decrease  in  Building-Wide
Services  wherein they alleged, inter alia, that  the  owner  was
failing to provide adequate heat and/or hot water.

      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
building.   The inspection was conducted on October 1, 1991.  The
inspector  checked  the  hot water temperature  of  17  different
apartments.   The inspector noted that the hot water  temperature
in the apartments ranged from 75 to 110 degrees and that heat was
not required at the time of the inspection.

      The  Administrator issued the order here  under  review  on
November  19, 1991.  Finding that the owner had failed to  supply
adequate  hot  water, the Administrator ordered a rent  reduction
for   all   rent   regulated  tenants  in  the   building.    The
Administrator also noted that, while heat was not required at the
time of inspection, the owner had a duty to provide adequate heat
pursuant to the Housing Maintenance Code.

      On  appeal  the  owner  states that the  boiler  was  being
repaired on October 1, 1991.  Petitioner attaches an invoice from
a boiler repair company in support of its assertion.

      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 owner did not  attempt  to
inform  the  Administrator that the boiler  was  being  repaired.
Indeed,  the  owner did not respond to the tenant's complaint  in
any  way,  though afforded an opportunity to do so.  Furthermore,
the  inspector's  report made no mention of  any  repairs  taking
place  on  October  1,  1991. Since the scope  of  review  in  an
administrative  appeal is limited to facts or evidence  presented
before the Rent Administrator, the owner may not now raise  these
claims for the first time on appeal.  The Commissioner finds that
the  Administrator was correct in issuing the  order  here  under
review and that order is, accordingly, affirmed.

      The  owner may file for rent restoration when services have
been restored.

      THEREFORE, pursuant to the Rent Stabilization Law and  Code
and Rent and Eviction Regulations 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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