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

          APPEAL OF                                    DOCKET NO.:
                                                       RENT ADMINISTRATOR'S
              BEE & BEE MANAGEMENT CORP.,              DOCKET NO.:

                                                       SUBJECT PREMISES:
                                                       1455 Sheridan Ave.
                                   PETITIONER          Apt. 2-E, Bronx, NY


          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on September 12, 1989, concerning 
          the above-described housing accommodations.

          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 on July 27, 1989, by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted in substance that the tenant failed 
          to provide access.

          On August 29, 1989, an inspection of the subject apartment was 
          conducted by a Division of Housing and Community Renewal (DHCR) 
          staff member who confirmed the existence of defective conditions. 

          By an order dated September 12, 1989, the Administrator directed 
          the restoration of services and ordered a rent reduction. 

          In this petition, the owner contends in substance that the tenant 
          refused to provide access. 


          DHCR mailed a copy of the petition to the tenant who answered, 
          denying the owner's allegations and stating that repairs were still 

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized 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 to 
          modify or revoke the Administrator's determination based on the 
          August 29, 1989 inspection which confirmed the existence of defec- 
          tive conditions, warranting a rent reduction.  The owner failed to 
          produce any evidence or documentation substantiating his claim of 
          lack of access both in the proceeding below and with this petition.

          The rent will be restored only when an owner's application to 
          restore the rent is filed and granted.  Division records indicate 
          that the owner filed an application to restore the rent which was 
          denied on July 15, 1993, under Docket No. FL610149OR.  Division 
          records also reveal that another such application has been filed by 
          the owner and is currently pending before the Administrator under 
          Docket No. HL610168OR.

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

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and Operational Bulletin 84-1, 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, 


                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner


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