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

          APPEAL OF                              DOCKET NO.: GF610131RO

          DAS REALTY CORP./
          BARRY GAVARIN                          DISTRICT RENT               
                                                 DOCKET NO.: EF610724S

                                                 PREMISES:1250 Franklin Ave.
                                                          Apt. 5A
                                                          Bronx, New York

            The above-named owner filed a timely petition for administrative 
            review of an order issued on May 15, 1992 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 the petition.

            The issue in this appeal is whether the Administrator's order was 

            This proceeding was commenced on June 26, 1990 by the tenant filing 
            a complaint asserting that the owner had failed to maintain numerous 
            services in the subject apartment.

            On July 9, 1990, DHCR transmitted a copy of the tenant's complaint 
            to the owner.

            In its answer filed on July 31, 1990, the owner asserted in 
            substance that workers had been dispatched to the subject apartment 
            but were not able to gain access. The owner submitted no 
            corroboration to this assertion. 

            Thereafter,  an on-site inspection of the subject apartment was 
            conducted on April 22, 1992 by a DHCR  staff member who reported 
            that the stove is missing knobs; that the broiler door is broken; 
            that the oven door falls; that the handles are loose; that the 
            master bedroom floor is broken and warped around the radiator; and 
            that the kitchen sink cabinet is rusted, missing a knob and doors 
            not closing properly.


            Based on the inspection, the Administrator directed on May 15, 1992 
            the restoration of services and further ordered a reduction of the 
            stabilized rent.

            In its petition for administrative review, the owner contends in 
            substance that the tenant refused access, and submits a court 
            stipulation dated January 16, 1992, stating in relevant part that 
            "access is to be arranged by the tenant and landlord."

            On June 29, 1992, DHCR mailed a copy of the petition to the tenant.

            In an answer filed on July 10, 1992, the tenant denied the owner's 
            allegation that she refused access, and otherwise asserted that she 
            is always at home and still waiting for the owner's repairs.

            On July 16, 1992, DHCR mailed a copy of the tenant's answer to the 

            In a reply filed on July 27, 1992, the owner stated that access was 
            made on July 20, 1992 and repairs were subsequently completed.

            On September 25, 1992, DHCR sent a copy of the owner's reply to the 
            tenant who filed on October 10, 1992 a response stating that repairs 
            have not been completed and the kitchen sink is unusable.
            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.

            The owner's petition does not dispute the Administrator's 
            determination which was based upon a DHCR inspector's finding of 
            numerous defective conditions within the apartment. Accordingly, the 
            determination was in all respects proper and is hereby sustained.

            The allegation that the tenant refused access is not clear from the 
            alleged copy of a court stipulation, wherein the relevant proviso 
            merely states that the owner and the tenant had to arrange access.
            In addition, this claim of an alleged court stipulation was not 
            raised in the proceeding below prior to the issuance of the 
            Administrator's order and is now raised as a bare assertion for the 
            first time on appeal. This unsubstantiated assertion is beyond the 
            scope of administrative review which is limited to the issues and 
            evidence before the Administrator.

            The owner states that repairs were made subsequent to the issuance 
            of the Administrator's order. The tenant denies this statement. The 
            Commissioner is of the opinion, however, that the Administrator's 
            order was correct when issued, and that this Order and Opinion is 
            issued without prejudice to the owner's right to a rent restoration 


            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, affirmed.


                                            JOSEPH A. D'AGOSTA
                                            Deputy Commissioner


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