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

          APPEAL OF                             DOCKET NO.: GG210025RO 
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: FL210523S       
          Morris Realty,                                      
                                                PREMISES: 3765 18th Ave.
                                                          Apt. #B4
                                                          Brooklyn, N.Y. 

               The above-named owner filed a timely petition for 
          administrative review of an order issued on June 10, 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 tenant commenced this proceeding on December 20, 1991 by 
          filing a complaint asserting that the owner failed to maintain 
          services in the subject apartment.

               On January 22, 1992,  the Division transmitted a copy of the 
          tenant's complaint to the owner.

               A physical inspection of the subject apartment was conducted 
          on May 14, 1992 by a Division staff member who reported that the 
          kitchen cold water pressure and the bathroom sink cold water 
          pressure are low; that the kitchen window sashes are loose, 
          unstable and have putty missing from the glass frames; and that 
          there is evidence of roaches in the apartment.

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




               In the petition for administrator review, the owner contends 
          in substance that the building superintendent and the plumber have 
          made various attempts to gain access for repairs.  The owner 
          offered no proof that the tenant refused access.  The owner 
          submitted an undated statement from the building superintendent, 
          asserting that new piping was made to build up the low water 
          pressure and that the kitchen window was fixed to the tenant's 

               The Division mailed on July 14, 1992 a copy of the owner's 
          petition to the tenant.

               In an answer dated July 16, 1992, the tenant denied that the 
          kitchen windows and the water pressure were fixed.  The tenant 
          otherwise asserted that the building superintendent came into the 
          apartment about eight times and never finished the job; and that 
          the plumber at other times came on weekends, not on usual weekday 
          business hours when the tenant in this case is available.

               The Commissioner is of the opinion that this petition should 
          be denied.

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

               The owner's unsubstantiated contention that the tenant refused 
          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.  This unproven assertion is beyond the scope of 
          administrative review, which is limited to the issues and evidence 
          before the Administrator.  In addition, the tenant disputed the 
          owner's contention, asserting that the building superintendent came 
          into the apartment about eight times and never finished the job; 
          and that the plumber came on weekends which were inconvenient to 
          the tenant.

               The owner's submission in the petition of a building 
          superintendent's statement that repairs were made is vague and 
          insufficient to refute the inspection results.  In addition, this 
          undated statement was not raised in the proceeding below prior to 
          issuance of the Administrator's order and cannot now be considered 
          in this administrative appeal.



               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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