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

          APPEAL OF                                    DOCKET NO.: HE110174RO

                    Morris Weintraub Associates,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: GK110293S


          On May 24, 1993, the above-named petitioner-owner filed a petition 
          for administrative review of an order issued on April 20, 1993 by 
          the Rent Administrator, concerning the housing accommodation known 
          as 175-27 Wexford Terrace, Apt. 4A, Jamaica, N.Y., wherein the 
          Administrator issued an order listing the specific services the 
          owner failed to maintain, reduced the rent, and directed the owner 
          to restore the services.

          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.

          This proceeding was commenced by the filing by the tenant of a 
          complaint of a decrease in services dated November 16, 1992, 
          alleging, in pertinent part, that the bathroom ceiling had 
          collapsed and was in need of emergency repair.  A copy of the 
          tenant's complaint was served on the owner who advised that the 
          ceiling was repaired prior to November 30, 1992, enclosing a bill 
          for same.  The owner stated that while the repair has been made, 
          the tenant has refused access for painting.

          An inspection conducted by a DHCR staff inspector on March 30, 1993 
          revealed that the ceiling had been repaired, but not painted, and 
          that the repair was unworkmanlike, resulting in the issuance of the 
          order herein appealed.

          In the PAR, the owner contends that once it was claimed the work 
          was not properly done, he attempted to fix it up to standard but 


          the tenant refused to let the owner's employees in to paint and 

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

          In the proceeding below, the owner asserted that the repairs were 
          completed except for painting.  The Administrator, based on an 
          inspection, found that the repairs were completed in an 
          unworkmanlike manner.  The assertions in the owner's PAR deal with 
          circumstances which took place after the order was issued.  Such is 
          outside the Commissioner's scope of review in an administrative 
          appeal proceeding which generally is limited to the facts and 
          evidence which were before the Administrator.  The Commissioner 
          finds that the Administrator properly relied on the results of the 
          inspection to determine the outcome in this case.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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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