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

          APPEAL OF                              DOCKET NO.:              
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:
                                                 159 Bay 29th St.
                                                 Apt. A10
                                                 Brooklyn, N. Y.     
           D.G.J. REALTY CORP./                                              
           MARVIN H. GREENE,                                  

                              PETITIONER      : 


               The above-named owner filed a timely petition for 
          administrative review of an order issued on June 25, 1992 
          concerning the housing accommodations relating to the above- 
          described docket number.

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

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

               This proceeding was commenced on May 31, 1990 by a rent- 
          stabilized tenant filing a complaint asserting that water leaks 
          from the bathroom ceiling; that the ceiling is on the verge of 
          falling; and that the apartment is infested with bugs and roaches. 

          ADM. REVIEW DOCKET NO.: GG210127RO

               The Division sent the owner on June 11, 1990 a copy of the 
          tenant's complaint, and the owner filed an answer stating that he 
          "personally checked" the apartment and found no leak; that the 
          tenant refused access to allow him to repair the bathroom ceiling 
          to find any leak inside the ceiling; and that he is sending a 
          certified mail to the tenant for an access date on July 18, 1990. 

               On April 8, 1992, the Division requested additional 
          information from the tenant on whether the leaks in the bathroom 
          ceiling, the unpainted bathroom walls and the vermin infestation 
          had been corrected.

               The tenant answered the Division's request that these 
          defective conditions continue to exist. 

               On June 9, 1992, an inspection of the subject apartment was 
          conducted by a Division staff member who reported that there are 
          severe water stains in the ceiling and walls of the bathroom; that 
          the ceiling has partially collapsed over the toilet; that there is 
          peeling paint and plaster in the bathroom ceiling and walls; that 
          water was dripping from the ceiling at the time of inspection; and 
          that there are many live roaches in the apartment. 

               Based on the inspection, the Administrator directed the 
          restoration of services and reduced the stabilized rent. 

               In the petition for administrative review, the owner contends 
          in substance that the tenant refused access to repairs.  The owner  
          also stated that there is a rent reduction order (DJ210441S) in 
          effect, against which the owner filed an administrative appeal 
          under Docket No. FB210020RO.   

               On August 6, 1992, the Division mailed the tenant a copy of 
          the owner's petition.

               In answer, the tenant denied refusing access and suggested 
          repair dates for the owner.  A copy of the tenant's answer was 
          mailed to the owner on September 29, 1992.

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

               The Administrator's order was based upon an on-site 
          inspector's report which found on June 9, 1992 defective conditions  
          in the subject apartment.  Accordingly, the Administrator's 
          determination under Docket No. EE210730S was in all respects proper 
          and is hereby sustained. 

               As to the owner's allegation of tenant refusing access, the 
          owner submitted no proof of this allegation in the proceeding 

          ADM. REVIEW DOCKET NO.: GG210127RO

          before the Administrator under Docket Number EE210730S.  This 
          allegation has also been denied and disputed by the tenant.   

               A careful search of the Division's records reveals that the 
          owner also alleged tenant refusing access in another petition for 
          administrative review (FB210020RO) of an order (DJ210441S), wherein 
          the owner submitted copies of proof of one certified mail (no 
          second regular mail) for a repair date on July 18, 1990.      

               The Commissioner finds that this insufficient evidence of 
          denied access was not submitted to the Administrator in the 
          proceeding below before the issuance of the order and is now 
          submitted for the first time on appeal.  Accordingly, this 
          unsupported allegation is beyond the scope of administrative review 
          which is limited to the issues and evidence before the 

               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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