FE410010RT



                                  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.: FE410010RT

                     Steven & Debra Tanger


                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: EH410055OR 


                                   PETITIONER
          ------------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 2, 1991, the above-named petitioner-tenant filed a Petition 
          for Administrative Review (PAR) of an order issued on March 27, 
          1991, by the Rent Administrator, concerning the housing 
          accommodation known as 265 East 66th Street, New York, N.Y., Apt. 
          17-E, wherein the Administrator determined that the owner's 
          application for a restoration of rent should be granted, effective 
          September 1, 1990, based upon the tenant's failure to submit a 
          response to the DHCR's notice of January 2, 1991.  The owner's 
          application to restore rent alleged that the tenant was denying its 
          workers access to the subject apartment for the purpose of 
          restoring painting services.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          The issue herein is whether the Rent Administrator properly 
          restored the rent of the subject apartment.
















          FE410010RT

          On appeal, the petitioner-tenant asserted that the effective date 
          of the rent restoration order should be December 31, 1990 (when 
          painting services were actually completed) and not September 1, 
          1990.


          The petition was served on the owner on May 13, 1991, and on June 
          9, 1992, it filed an answer to the petition stating that the tenant 
          failed to provide access on May 31, 1990, when the owner was ready, 
          willing and able to restore services, but instead granted access 
          after September 5, 1990.  The owner alleged that the tenant failed 
          to answer the owner's application for a restoration of rent after 
          having been given an opportunity to do so. 

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

               The Housing and Maintenance Code provides: 

          S D26-10.07 Owner's right of access---No tenant shall refuse to 
          permit the owner or his agent or employee, to enter his dwelling 
          unit or other space under his control to make repairs or 
          improvements required by this Code or other law or to inspect such 
          apartment or other space to determine compliance with this code or 
          any other provision law, if the right of entry is exercised at a 
          reasonable time and in reasonable manner.  The department may by 
          regulation restrict the time and manner of such inspections.

          The Commissioner notes that on May 31, 1990, after having been 
          refused access to the subject apartment, the owner hand delivered 
          a notice to the tenant requesting alternative access dates, on or 
          before, June 14, 1990, but that the tenant failed to make such an 
          arrangement. 

          The file also reveals that the Rent Administrator mailed a properly 
          addressed notice, dated January 2, 1991, to the tenant which 
          afforded the tenant an opportunity to answer the appplication.

          The tenant did not respond to the DHCR notice and defaulted in the 
          proceedings below.

          Since the scope of administrative review is limited to the facts or 
          evidence which were raised before the Rent Administrator and the 
          issue of the date services were restored was not raised below; it 
          may not now be considered for the first time on administrative 
          appeal.











          FE410010RT

          With regard to the issue of the effective date of rent restoration 
          ordered by the Administrator, the Commissioner notes that it is the 
          policy of the DHCR to order rent restoration for rent stabilized 
          tenants effective the first rent payment date following service of 
          the application on the tenants.

          The rent restoration application was served on the tenant on August 
          24, 1990 and, therefore, the effective date of September 1, 1990 is 
          correct.

          Accordingly, the Commissioner finds that the Administrator properly 
          based his determination on the entire record, and that the 
          Administrator properly restored the rent upon determining that the 
          tenant had defaulted below.

          THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is,

          ORDERED, that this petition be, and the same hereby is, denied, and 
          the Administrator's order be, and same hereby is, affirmed.    
                

          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner 






    

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