Docket No. FF 830406-RO
                                    STATE OF NEW YORK 
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: FF 830406-RO 

                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: NDA 830034-B
          John J. Grogan & Associates             Premises: Various Apts.
                                                            1255 North Ave.
                                  PETITIONER                New Rochelle,NY


              The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations described above. 

              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.

              Various tenants commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject premises, specifically, that the owner eliminated 
          previously available free parking spaces in front of the premises, 
          thereby restricting tenants to the choice of purchasing parking 
          spots in the garage or unreliable street parking  not in front of 
          the premises.

              The owner responded to the tenants' complaint by stating that 
          it had provided both indoor and outdoor parking; the indoor parking 
          spaces being rented on a "first come, first-serve" basis (there 
          existing a greater demand for indoor parking than for outdoor 
          parking).  The owner added that during the nicer weather many of 
          the renters of the indoor parking spaces would park
          outdoors.  This reduced the already scarce number of outdoor 
          parking spaces.  The owner thus proposed to offer reserved outdoor 
          spaces, for a price, to those tenants who were unable to obtain  
          indoor spaces.  The owner concluded by stating that it was merely 
          trying to be fair to all the tenants, regardless of whether they 
          parked indoors, or outdoors.  
              The Rent Administrator directed restoration of unrestricted 
          outdoor parking.

          Docket No. FF 830406-RO

              In its petition for administrative review, the owner reiterates 
          its argument made below.  The owner additionally alleges that of 
          the 18 signatories to the tenants' complaint one later wrote a 
          letter to the owner stating that she didn't want to join the action 
          and had signed  the complaint by mistake (a copy of the letter is 
          enclosed with the owner's petition).  The owner continues that 3 
          more of the signatories are neither drivers nor car owners and are 
          thus not affected by the owner's policy, and that each of the 
          remaining 14 signatories has rented one or more indoor parking 
          spots.  Owner also contends for the first time on appeal that the 
          City of New Rochelle has "forbidden all overnight parking on North 
          Avenue."  (This restriction would not apply to the parking spaces 
          in question but would presumably increase the demand for them.)

              The Commissioner is of the opinion that this petition should be 

              The owner's allegations on appeal concerning certain 
          signatorys' standing to complain of a reduction in services and the 
          alleged legal restriction on parking on North Avenue were not made 
          below, without any explanation of why this issue was not raised 
          below.  These arguments thus will not be considered by the 
          Commissioner on appeal which, absent good cause, is limited to the 
          issues and evidence which were before the Administrator.

              Moreover, the Commissioner notes that it is undisputed that a 
          service (free outdoor parking) once  provided to all tenants and 
          their guests, including the fourteen petitioners who allegedly have 
          rented indoor parking spaces, is now available only on a  rental 
          basis.  This constitutes a reduction in service.

              This order is issued without prejudice to the owner's right to 
          file an application to decrease services with the consent of the 
          tenants in return for a reduction of rent pursuant to Section 
          2502.4 (b) of the Tenant Protection Regulations.

              THEREFORE, in accordance with the provisions of the Tenant 
          Protection Regulations, it is

              ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied, and, that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.

                                                Joseph A. D'Agosta
                                             Acting Deputy Commissioner    

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