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.:
                                                  EA610214RO
                                                                           
          BARKER AVENUE COMPANY,                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DI610433S 

                                                  PREMISES: Apt.4G
                                                  2275 Barker Ave.
                                                  Bronx, NY
                              PETITIONER     
          ----------------------------------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 7, 1989 concerning the 
          housing accommodations relating to the above-described docket 
          number.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised in this petition. 

          The tenant commenced the proceeding below on September 21, 1989 by 
          filing a complaint asserting that the owner had failed to maintain 
          various services in the subject apartment.

          In answer, the owner denied some of the allegations in the 
          complaint, otherwise asserted that many of the defective conditions 
          were corrected and other repairs would be completed.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on November 17, 1989 by a DHCR staff member who confirmed 
          that the bathroom ceiling was cracked and bulging.

          By an order dated December 7, 1989, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 
          rent.

          In the petition for administrative review, the owner contends that 













          EA610214RO


          the tenant refused access, as indicated by an attached copy of a 
          December 17, 1989 letter wherein the tenant stated that due to 
          illness, repairs should be done at a later date.

          In answer, that tenant stated that the painting should be done "as 
          soon as some warm weather would set in" because of her husband's 
          asthma and her own need of ventilation.

          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 the tenant's application 
          where it is found that the owner failed to maintain required 
          services.

          The petition offered no reason to revoke or modify the 
          Administrator's determination based on the November 17, 1989 
          inspection which found that the owner failed to maintain required 
          services, warranting a rent reduction. The letter referred to by 
          the petitioner postdates the Administrator's order and is not 
          relevant to this proceeding.

          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

          The owner may apply for rent restoration if the facts so warrant.

          The automatic stay of the rent reduction as a result of the filing 
          of the 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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