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.: EA510077R0 
                                                                      
           
          Payson Associates,                      RENT ADMINISTRATOR'S
                                                  DOCKET NO.: CJ510547S      
                                                     
                          PETITIONER              PREMISES:  Apt. 5F
                                                             115 Payson Ave.
                                                             NY, 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 December 8, 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 October 19, 1988 by the tenant   
          filing a complaint that the owner had failed to maintain various 
          services in the subject apartment.

          On November 7, 1988, DHCR submitted a copy of the complaint to the 
          owner.

          Though duly notified to do so, the owner failed to answer the 
          complaint.

          Thereafter, a physical inspection of the apartment was conducted on 
          November 17, 1989 by a DHCR staff member who confirmed the existence 
          of peeling paint and plaster throughout the bathroom ceiling.

          By an order dated December 8, 1989, the Administrator directed the 
          restoration of services and ordered the reduction of the stabilized 
          rent.

          In the petition for administrative review, the owner contends in 
          substance that the tenant refused access to the painter.

          EA510077RO


















          In answer, the tenant denied the allegations in the petition.

          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.

          In the instant case, the 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 
          November 17, 1989 on-site inspection confirming the existence of 
          defective conditions. Accordingly, the determination was in all 
          respects proper and is hereby sustained.

          The defense of denied access is beyond the scope of administrative 
          review, which is limited to the issues and evidence before the 
          Administrator.

          The Commissioner notes that the owner's rent restoration application 
          (ED510145OR) was granted on October 29, 1990.

          The automatic stay of the retroactive 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 Stabilization 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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