EB230027RO; EB230108RT

                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433


          APPEAL OF                              DOCKET NO.: GA210005R0      
          Bernard Gans/
          ABC Sunset Realty Co.,                                      
                                                 DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NO.: EA210484S            

                          PETITIONER             PREMISES: 1921 Avenue I
                                                           Apt. No. 4A
                                                           Brooklyn, New York     



          The above-named owner filed a timely petition for administrative 
          review of an order issued on December 5, 1991 concerning the housing 
          accommodations 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 this administrative appeal.

          This proceeding was commenced on January 29, 1990 by the tenant 
          filing a complaint asserting that the owner failed to maintain 
          various services in the subject apartment.

          The Division transmitted to the owner on February 8, 1990 a copy of 
          the tenant's complaint.


          In an answer filed on February 20, 1990, the owner denied the 
          allegations as set forth in the tenant's complaint and otherwise 
          asserted that all work in the apartment was completed. The owner 
          submitted a copy of a work order signed by the tenant on March 19, 
          1987, which has no relevance to this proceeding.

          Thereafter, an on-site inspection of the subject building  was 
          conducted on November 6, 1991 by a Division staff member who 
          reported that there is mold on the bathroom walls near the window 
          and mildew on the bathroom ceiling; that the bathroom medicine 
          cabinet has no door; that the first bedroom wall outlet is defective 
          and shows spark marks; that the outlet of the bathroom light fixture 
          is inoperable; that the bathtub cold water faucets leak; that the 
          bottom hinge of the hall closet door is loose and the lock mechanism 
          and parts of this door are  missing; and that kitchen floor tiles 
          are missing near the refrigerator.

          The Administrator directed restoration of services and further 
          ordered a reduction of the stabilized legal rent.

          In the petition for administrative review, the owner alleged that 
          the tenant refused access to repairs scheduled by the owner.

          On March 2, 1992, the Division mailed a copy of the owner's petition 
          to the tenant.

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

          The Administrator's determination was based upon a staff inspector's 
          report which found defective conditions within the apartment. The 
          determination was in all respects proper and is hereby sustained.

          The unsubstantiated claim of denied access was not raised in the 
          proceeding below prior to the issuance of the Administrator's order 
          and is now raised for the first time on appeal. Accordingly, this 
          bare assertion is beyond the scope of administrative review which is 
          limited to the issues and evidence before the Administrator.


          The automatic stay of the retroactive rent abatement that resulted  
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          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  Administrator's order be, and the same hereby, is 


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




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