GI410134RO
                                  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.:
                                                       GI410134RO
               The 400 East 58th Street Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       FJ420391S
                                   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 August 6, 1992, concerning the housing 
          accommodations known as 400 East 58th Street, Apt. 10A, 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.  The tenant cited, among other things, that 
          the kitchen floor had holes and cracks.  

          In an answer, the owner denied the allegations set forth in the 
          complaint, or asserted that the tenant refused to cooperate with 
          the owner's efforts to ascertain conditions requiring 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 holes in the kitchen 
          linoleum.  Other services were found to have been maintained.

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

          In the petition for administrative review, the owner states, for 
          the first time on appeal, that a new kitchen floor had been 












          GI410134RO

          installed in February 1992.  In support, the owner submits a copy 
          purchase order, dated December 26, 1991, for kitchen tiles for 
          Apartment 10A, and a copy of a cancelled check.

          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 Rent Administrator's 
          order which determined, based on an inspection, the existence of a 
          defective condition in the subject apartment for which a rent 
          reduction is warranted.  The evidence submitted 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 of kitchen floor repairs allegedly 
          completed prior to the order, submitted for the first time on 
          appeal, could not be considered, since scope of review is limited 
          to evidence and issues submitted to the Rent Administrator for 
          consideration.

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, it is

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

                      


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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