GC410204RO
                                  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.:
                                                       GC410204RO
               The 400 East 58th Street Co.,

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       FJ410446S
                                   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 March 12, 1992, concerning the housing 
          accommodations known as 400 East 58th Street, Apt. 12H, 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 this proceeding 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 conduct repairs, or otherwise asserted that 
          required repairs had been or would be completed.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector reported that there were cracks on 
          the bathroom and bedroom ceilings due to leaks, that there was no 
          smoke alarm and that the apartment required painting.  Other 
          services were found to be maintained.

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












          GC410204RO


          In the petition for administrative review the owner states that the 
          tenant had ignored a written request by the owner as to whether 
          painting was necessary and asserts that the tenant subsequently 
          consented to have the owner install a smoke alarm the tenant had 
          previously refused.

          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, 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.  The owner's petition does not establish proper basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner was not maintaining required services based on a 
          physical inspection confirming the existence of defective 
          conditions in the subject apartment for which a rent reduction is 
          warranted.  The owner's submissions 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 Inspections.

          The additional evidence submitted for the first time on appeal, of 
          further attempts by the owner to obtain access, could not be 
          considered, since it is beyond the scope of review which is 
          strictly confined to issues and evidence presented 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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