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

          APPEAL OF                                    DOCKET NO.:
                                                       GE420180RO (Refile 
                                                       of GB420269RO)
               The 400 East 58th Street Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          The above-named owner filed and perfected a timely petition for 
          administrative review of an order issued February 5, 1992, 
          concerning the housing accommodations known as 400 East 58th 
          Street, Apt. 2F, New York, New York, wherein the Rent Administrator 
          determined the tenant's complaint of decreased services. 

          The Commissioner has reviewed all 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 ascertain conditions requiring repairs, or 
          otherwise asserted that required repairs had been or would be 

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector reported the entire apartment to be 


          in need of painting and plastering; kitchen, bathroom cabinet  and 
          bathroom linen closet doors that did not close properly; a radiator 
          valve that did not work properly, mice droppings in the kitchen; a 
          missing smoke alarm; weak intercom audio from the lobby; and 
          unpainted plaster around the kitchen sink.  Other services were 
          found to be maintained.

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

          In the petition for administrative review, the owner requests that 
          the Rent Administrator's order be reversed.  The owner states, for 
          the first time on appeal, that repairs were substantially completed 
          or were in progress at a pace convenient to the tenant when the 
          Rent Administrator's order was issued.  The owner also states that 
          the tenant agreed to accept a painting allowance from the owner in 
          lieu of painting, that the tenant failed to allow certain repairs 
          needed until after the inspection, and that certain repairs have 
          since been completed.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Rent Administrator may impose a rent reduction where there has 
          been a decrease in essential services, furnishings or equipment, 
          among other things.  The owner's petition does not establish a 
          proper basis for modifying or revoking the Administrator's order, 
          which determined, based on an inspection, the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.  The evidence the owner submitted 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 owner's assertion and submissions on appeal, of various repairs 
          completed or in progress when the Rent Administrator issued the 
          order below, are beyond the scope of review, which is strictly 
          confined to issues and evidence submitted to the Rent Administrator 
          for consideration.  In addition, the owner's submission on appeal, 
          consisting of the affidavit of the owner's superintendent stating 
          that repairs were completed pursuant to the Rent Administrator's 
          order, fails to set forth a cause of action since the order was 
          correct when issued based on the record below.     

          THEREFORE, in accordance with the provisions of the City Rent and 
          Eviction Regulations, 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, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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