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

          APPEAL OF                              DOCKET NO.:              
                                                 GG - 410107 - RO            
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 GA - 410235 - S
                SELWYN ROBERTS,                             

                              PETITIONER      : 


               On July 21, 1992, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on June 18, 
          1992, by the Rent Administrator, concerning the housing 
          accommodation known as 13 East 124th Street, New York, N.Y., 
          Apartment 1 - D, wherein the Administrator determined that a 
          diminution of service had occurred and reduced the rent to the 
          level in effect prior to the last rent guideline increase which 
          commenced before the effective date of the order.  Based on an 
          inspection held on April 1, 1992, the rent was reduced because of 
          the following service deficiencies:

                    (1) lack of vermin control    
                    (2) defective kitchen cabinet handle/latch
                    (3) defective medicine cabinet
                    (4) defective bathtub grout
                    (5) defective sink handles
                    (6) defective living room walls.

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issue raised by the administrative appeal.  

               The issue herein is whether the Rent Administrator properly 
          reduced the rent of the subject apartment.

          ADM. REVIEW DOCKET NO.: GG - 410107 - RO

               On appeal, the petitioner-owner asserted, inter alia, that he 
          was denied access to the subject apartment.

               After a careful consideration of the entire evidence of record 
          the Commissioner is of the opinion that the administrative appeal 
          should be denied.

               A review of the record indisputably shows that the complained- 
          of-conditions and concomitant diminution of service existed at the 
          time of the Division of Housing and Community Renewal (DHCR) 
          inspection held on April 1, 1992, and at the time of the issuance 
          of the District Rent Administrator's order on June 18, 1992. 

               Pursuant to Section 2523.4(a) of the Rent Stabilization Code, 

                    "A tenant may apply to the DHCR for a reduc-
                    tion of the legal regulated rent to the level
                    in effect prior to the most recent guidelines
                    adjustment, and the DHCR shall so reduce the 
                    rent for the period for which it is found 
                    that the owner has failed to maintain re-
                    quired services."

               Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

               The record demonstrates that a Notice and Transmittal of 
          Tenant's Complaint was mailed to the owner on January 29, 1992 at 
          the owner's correct address but that the owner failed to submit an 
          answer below.

               The owner had six months from the date of service of the 
          tenant's complaint until the issuance of the Administrator's order 
          to investigate the tenant's complaint and to make the necessary 
          repairs, but failed to do so.

               Since the scope of administrative review is limited to the 
          facts or evidence which were raised before the Rent Administrator 
          and the access issue was not raised; it may not now be considered 
          for the first time on administrative appeal.

               Accordingly, the Commissioner finds that the Administrator 
          properly based his determination on the entire record, including 
          the results of the on-site inspection conducted in the subject 

               This Order and Opinion is issued without prejudice to the 
          owner's right to file the appropriate application with the Division 

          ADM. REVIEW DOCKET NO.: GG - 410107 - RO

          for restoration of rent based upon a restoration of services, if 
          the facts so warrant. 

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is

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


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



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