GB 610274 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  GB 610274-RO
                                                  RENT      ADMINISTRATOR'S
                 S.F.J. REALTY CORP.         DOCKET NO.: 
             c/o C. WAXMAN,                       EK 610625-S 
                                                  16 Elliot Street
                                   PETITIONER     Apt. 5-F, Bronx, NY

          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  by  filing  a  complaint
          asserting that the owner had failed to maintain certain  services
          in the subject apartment.

          The owner did not interpose an answer to the  tenant's  complaint
          although afforded the opportunity to do so.

          Thereafter an inspection of the subject premises was conducted by 
          a DHCR inspector who confirmed the existence of defecti e  condi-

          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  that
          it has a contract with an exterminator for  monthly  service  and
          that the tenant requested that repairs be postponed.  Attached to 
          the petition is photocopied bill from the exterminator dated 

          January 9, 1992 and a photocopied letter dated February 12, 1992, 
          written in the owner's hand, ostensibly  signed  by  the  tenant,
          requesting that repairs be delayed until May 1992.

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

          GB 610274 RO
          The Commissioner notes that neither of the documents attached  to
          the petition were submitted to the Rent  Administrator  and  that
          the owner did not interpose an answer to the tenant's  complaint.
          Accordingly, pursuant to Section 2529.6 of the Rent Stabilization 
          Code these documents may not be considered  herein  when  offered
          for the  first  time  on  administrative  appeal.   Moreover  the
          exterminator's bill does not  indicate  that  Apartment  5-F  was
          serviced and the letter is dated after the issuance of  the  Rent
          Administrator's order.  Accordingly, the Commissioner finds  that
          the owner has offered insufficient reason  to  disturb  the  Rent
          Administrator's order.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon a restoration of services.

          THEREFORE, in accordance with the provisions of the Rent Stabili 
          zation Law and Code, it is,

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and the Rent Administrator's order be, and the  same  hereby  is,


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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