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.: CA610267RO      
                               
                                                             
          HAMLET CHATOO/PROCHAT REALTY CORP.,    DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NO.: BC610542S            
                        
                                PETITIONER       PREMISES: 23-12 Prospect Ave..
                                                           Apt. No. 5
                                                           Bronx, 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 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.

          The tenant commenced this proceeding by filing a complaint asserting 
          that the owner had failed to maintain certain services in the 
          subject apartment.

          In answer, the owner stated in substance that repairs were being 
          completed and that the delay was caused by the insistence of the 
          tenant's husband in being present during repairs.

          Thereafter, an inspection of the subject apartment was conducted by 
          a DHCR staff member who confirmed the existence of the following 
          defective conditions: the entire apartment in need of painting; 
          defective bathroom door and frame; kitchen ceiling is leaking, 
          damaged and about to collapse.

          The Administrator directed the restoration of services and ordered 
          the reduction of the stabilized rent.














          CA610267RO

          In this petition, the owner states in substance that the tenant 
          refused access, that the painting is finished and that other repairs 
          are being completed.

          In answer, the tenant asserts that repairs were initiated when the 
          building had a superintendent; that there was no superintendent in 
          the proceeding below; and that the repairs were not completed and  
          were done in an unworkmanlike manner.

          In reply, the owner reiterates his claim of the tenant's lack of 
          cooperation in allowing access, and contends that the tenant was not 
          satisfied because he did not use semi-gloss paint which is not 
          required for the apartment painting.

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

          Pursuant to Section 2523.4 of the Rent Stabilzation Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services. The owner's petition does not establish any basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner was not maintaining required services based on a 
          physical inspection, confirming the existence of defective 
          conditions for which a rent reduction is warranted.

          The owner's assertion of lack of access was not established in the 
          proceeding below and therefore may not be considered in this 
          proceeding.

          The owner's rent restoration applications were denied, as follows: 
          DD610061OR on September 28, 1989 and FJ610232OR on May 18, 1992.

          The automatic stay of the rent abatement that resulted by the filing 
          of this petition is vacated upon issuance of this Order and Opinion.

          THEREFORE, in accordance with the Rent Stabilzation 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
    

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