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.: GG220056RO      
                               
                                       
          FAZIO REALTY CORP.,                    RENT ADMINISTRATOR'S
                                                 DOCKET NO.: FB220160OR           
                         
                                PETITIONER       PREMISES: 9507 Kings Highway
                                                           Apt. 2C
                                                           Brooklyn, NY      
          -----------------------------------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 June 26, 1992 concerning the housing 
          accommodations 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 this administrative appeal.

          This proceeding was commenced by the owner filing an application to 
          restore rent based on the restoration of services.

          DHCR mailed a copy of the application to the tenant.

          On September 6, 1991, a physical inspection of the subject apartment 
          was conducted by a DHCR staff member who reported that the freezer 
          door was loose and shaky; and that the freezer temperature at that 
          time was 20@F.

          Another physical inspection was conducted on May 20, 1992 by a DHCR 
          staff member who reported that the peephole of the apartment 
          entrance door was missing a cover; the temperature of the frozen 
          food compartment of the refrigerator was 25@F; and the fresh food 
          compartment temperature was 40@F.

          By an order dated June 26, 1992, the Administrator denied the 
          application to restore rent based on the restoration of services.

          In the petition for administrative review, the owner contends in 
          substance that the tenant caused the defective conditions by 
          removing the peephole cover and breaking the refrigerator.

          In answer, the tenant denied the allegations in the petition.













          GG220056RO



          In reply, the owner asserted that the new peephole in the apartment 
          did not come with a cover and the tenant refused access to the 
          refrigerator mechanic. Attached to the reply was a copy of a 
          statement from the mechanic who alleged attempting to gain access on 
          August 31, 1992.

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

          The Administrator's determination was based on physical inspections 
          which confirmed that defective conditions were not restored, 
          warranting the denial of the rent restoration application. The 
          determination was in all respects proper and is hereby sustained.

          The unsubtantiated allegations that the new peephole in the 
          apartment did not come with a cover and the tenant refused access to 
          the refrigerator mechanic were not raised in the proceeding below 
          prior to the issuance of the Administrator's order, and are now 
          raised for the first time on appeal. Accordingly, these assertions 
          are beyond the scope of administrative review which is limited to 
          the issues and evidence before the Administrator.

          Another rent restoration application (GC210264OR) was denied on 
          December 8, 1992.

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



          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


                                           




                                          2






    

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