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.:
                                                  EB210030RO
                                                                           
          LUDWIK SZULC,                           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  CK210374S 

                                                  PREMISES: Apt.8L
                                                  207 12th. Street
                                                  Brooklyn, 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 January 11, 1990 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 November 25, 1988 by 
          filing a complaint asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          In answer, the owner denied in substance the allegations of the 
          complaint or otherwise asserted that services were being 
          maintained.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on December 28, 1989 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated January 11, 1990, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In the petition for administrative review, the owner contends in 
          substance that he never received the complaint and the tenant 
          refused access for repairs.













          EB210030RO


          A copy of the petition was mailed to the tenant.

          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 the 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 determination based on 
          the December 28, 1989 physical inspection which confirmed the 
          existence of defective conditions, warranting a rent reduction.

          The contention that the owner never received the complaint is 
          belied by the record which shows the owner answering same. The 
          claim that the tenant refused access was not raised or 
          substantiated in the proceeding below prior to the issuance of the 
          Administrator's order,  and is thus beyond the scope of 
          administrative review.

          The owner may file a rent restoration application if the facts so 
          warrant.

          The automatic stay of the retroactive rent reduction 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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