GC410017RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       GC410017RO
               The 400 East 58th Street Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       FJ410884S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on February 21, 1992, concerning the 
          housing accommodations known as 400 East 58th Street, Apt. 10C, New 
          York, New York, wherein the Rent Administrator determined the 
          tenant's complaint of decreased services.

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

          In an answer, the owner denied the allegations set forth in the 
          complaint, or asserted that the tenant failed to cooperate with the 
          owner's efforts to ascertain conditions regarding repairs, or 
          otherwise asserted that required repairs had been or will be 
          completed.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector reported cracks on the frame tops of 
          the bedroom and living room windows, a freezer compartment door 
          missing from the refrigerator, a stove pilot light shut off due to 
          a leak, and an inaudible intercom audio.  Other services were found 
          to have been maintained.


          The Rent Administrator directed the owner to restore services and 
          further, ordered a reduction of the stabilization rent.












          GC410017RO


          In the petition for administrative review, the owner states that 
          any delays in restoring all services were due to tenant's refusal 
          to provide access, and that various repairs were completed both 
          before and after the Rent Administrator's order, when the tenant 
          permitted access.  In support, the owner submits work orders and 
          invoices of completed repairs.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, the DHCR 
          is required to order a rent reduction, upon application by a 
          tenant, where it is found that an owner has failed to maintain 
          required services.

          However, the owner does not establish basis for modifying or 
          revoking the Rent Administrator's order that the owner was not 
          maintaining required services.  The additional evidence submitted 
          by owner in the proceedings below did not rise to the level 
          sufficient to trigger a "no-access" inspection, detailed in Policy 
          Statement 90-5:  Arranging Repairs No Access Inspection. 

          The additional evidence of repairs completed prior to the order, 
          submitted for the first time on appeal, as well as claims of 
          repairs completed after the date of the Rent Administrator's order, 
          could not be considered, since scope of review is limited to 
          evidence and issues submitted to the Rent Administrator for 
          consideration.

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

          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 Rent Administrator's order be, and the same hereby is, 
          affirmed.

                 
          ISSUED:


                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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