GA 210064-RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  GA 210064-RO
                                                  RENT      ADMINISTRATOR'S
                 55 REALTY CORP.,            DOCKET NO.: 
                                                  FC 210528-S 
                                                  PREMISES: 
                                                  55 Winthrop Street
                                   PETITIONER     Apt. 6-D, Brooklyn, NY
          ----------------------------------x 
                          
                                                            
            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  
                                       IN PART


          The above-named owner filed a timely petition for  administrative
          review of an order issued concerning  the  housing  accommodation
          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 below by filing a  complaint
          asserting that the owner had failed to maintain certain  services
          in the subject apartment.

          In its answer, the owner asserted that all required  repairs  had
          been completed.

          Thereafter an inspection of the subject premises was conducted by 
          a DHCR inspector who confirmed the existence of defecti e  condi-
          tions, to wit - a broken toilet seat and vermin infestation.

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the stabilization rent.

          In its petition for  administrative  review,  the  owner  states,
          inter alia that the tenant's complaint contained no allegation of 
          a broken toilet seat and that extermination services are supplied 
          monthly but that access is a problem.


          After careful consideration, the Commissioner is of  the  opinion
          that the petition should be granted in part.

          The Commissioner notes that the tenant did not complain  about  a
          broken toilet seat.  Accordingly, the owner was not on notice  as
          to this item; therefore it must be removed as  a  basis  for  the
          rent reduction which was ordered.  The  Commissioner  notes  that






          GA 210064-RO
          the owner did not allege a denial of access when  this  case  was
          pending before the Rent Administrator and that this allegation is 
          unsupported by any substantiating evidence. Accordingly, pursuant 
          to Section 2529.6 of the Rent Stabilization Code this  allegation
          may not be considered now when offered  for  the  first  time  on
          administrative appeal.


          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, it is,

          ORDERED, that this petition be, and the same hereby  is,  granted
          in part, and that the Rent Administrator's order be, and the same 
          hereby is, modified to the extent of  removing  a  broken  toilet
          seat as a basis for the rent reduction.  In  all  other  respects
          the Rent Administrator's order should be affirmed.


          ISSUED:



                                                                      
                                              JOSEPH A. D'AGOSTA
                                              Acting Deputy Commissioner



    

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