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.: DI110150RO      
                               
          Rey-Cal Realty Corp./                   RENT ADMINISTRATOR'S
          Ramon Reyes,                            DOCKET NO.: CH110245OR          
                          
                                PETITIONER       PREMISES: 88-06 Parsons Blvd.
                                                           Apt. 11C
                                                           Jamaica, 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 May 30, 1989 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 on August 31, 1988 by the owner filing 
          an application to restore rent based on the restoration of services 
          and the tenant's consent to same.

          On April 4, 1989, DHCR transmitted a copy of the application to the 
          tenant.

          A physical inspection of the subject apartment was conducted on May 
          8, 1989 by a DHCR staff member who confirmed that the bathtub 
          faucets had no water, the water pressure was a trickle; the bathroom 
          wall tiles were cracked, mismatched, broken and missing, requiring  
          extensive repairs; there was heavy vermin infestation throughout the 
          apartment; the entire apartment entrance door, door frames and door 
          knob were cracked and broken, needing replacement.

          By an order dated May 30, 1989, the Administrator denied the owner's 
          application.

          In the petition for administrative review, the owner denied the 
          inspection findings as to defective conditions; otherwise asserted 
          that the tenant refused access to repairmen, plumbers and 
          exterminators; and a hearing is requested. There are no attachments 
          to substantiate these allegations.
                                           












          DI110150RO






          On January 10, 1990, DHCR mailed a copy of the petition to the 
          tenant. 

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

          The Administrator's determination was based on the entire record 
          including the results of the physical inspection on May 8, 1989. The 
          owner's petition fails to rebut the finding that defective 
          conditions were not restored, warranting a continued rent reduction. 
          The contention of repairs is unsubstantiated and belied by the 
          record. The bare claim that the tenant refused access is raised for 
          the first time on appeal and beyond the scope of administrative 
          review. No hearing is necessary when the results of the physical 
          inspection were clear, convincing and unrebutted. Accordingly, the 
          determination was in all respects proper and is hereby sustained.

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

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




          ISSUED:




                                                                    
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner












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