GB530244RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433



          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: GB530244RO
                                                  
                                                RENT ADMINISTRATOR'S
                  SASSON REALTY MANAGEMENT      DOCKET NO.: EB5300198B
                                                
                                                         
                                 PETITIONER  
          ----------------------------------x                      

                                                                       

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW AND 
                        MODIFYING RENT ADMINISTRATOR'S ORDER 
                          
               On February 13, 1992, the above-named owner filed a timely 
          petition for administrative review against an order issued 
          concerning the housing accommodation known as 350 Manhattan Avenue, 
          New York, New York.

               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 in the petition.

               The tenant commenced the proceeding below by filing a 
          complaint asserting that the owner had failed to maintain required 
          services.  In particular, the tenant complained of:

               (1) a missing lock on the outside door,
               (2) an inoperative elevator,
               (3) peeling paint and plaster on the hallway walls,
               (4) peeling paint and plaster on the apartment walls, and
               (5) cracks on the worn stairs.

               In an answer, the owner denied all allegations set forth in 
          the complaint or otherwise asserted that all required repairs had 
          been or will be completed. 

               Thereafter, on May 3, 1991 and September 9, 1991, a staff 
          inspector conducted an on site inspection of the subject apartment 
          and reported as follows:

               (1) peeling paint and plaster in the public hallways, and 
               (2) cracked landings on the 2nd, 3rd, and 4th floors.












          GB530244RO




               Based thereon, the Rent Administrator, by order dated January 
          21, 1992, directed restoration of these services and further 
          ordered a reduction of the legal regulated rent.

               In the petition for administrative review, the owner asserts 
          that the hallways were unpainted because certain apartment doors 
          were being replaced.  The owner also asserts that the cracked 
          landings have been fixed.

               After careful consideration, the Commissioner is of the 
          opinion that this petition should be denied, but the order should 
          be modified.

               This petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining required services based on a staff inspection 
          confirming the existence of defective conditions for which the rent 
          reduction is warranted.

               The scope of review in an administrative appeal is limited to 
          facts or evidence presented to the Administrator.  In responding to 
          the complaint, the owner did not assert the surrounding hallway 
          repairs.  Therefore the Commissioner will not consider the 
          arguments set forth in the petition.

               The Commissioner notes that the complaint in this case was 
          filed by one rent stabilized tenant and not signed by any other 
          tenant in the building.  The Rent Administrator's order, however, 
          reduced the maximum legal rent for all rent controlled tenants in 
          the building by $10.00 per month.  Although this issue is not 
          raised in the petition, the Commissioner is of the opinion that in 
          the absence of even one rent controlled tenant joining in the 
          proceding, the jurisdiction of the Rent and Eviction Regulations 
          was not invoked and there is no authority for the Administrator to 
          reduce the rents for rent controlled tenants.  The $10.00 rent 
          reduction is, therefore, revoked.

               The owner may file a rent restoration application for the one 
          rent stabilized tenant if the facts so warrant.

               The automatic stay of the retroactive rent abatement for the 
          rent stabilized tenant that resulted by the filing of this petition 
          is vacated upon the issuance of this order and opinion.












          GB530244RO


               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, the Rent and Eviction Regulations for New York City and the 
          Emergency Tenant Protection Act of 1974,  it is,

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed, but modified to revoke the $10.00 per month 
          rent reduction for rent controlled tenants.  Any arrears due to the 
          owner as a result of this order may be paid by the rent controlled 
          tenants in the amount of $10.00 per month pursuant to Section 
          2202.24 of the Rent and Eviction Regulations until all arrears are 
          repaid.


          ISSUED:




                                                                      
                                               JOSEPH A. D'AGOSTA
                                               Deputy Commissioner






    

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