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.:
                                                  EB410228RO
                                                                           
          LENOX HILL DEV. CORP.,                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DK410554S 

                                                  PREMISES: Apt.5D
                                                  330 East 71 St.
                                                  New York, 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 26, 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 on November 30, 1989 by filing 
          a complaint asserting that the owner failed to maintain various 
          services in the subject apartment.

          In answer, the owner asserted in substance that all repairs were 
          being completed.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on December 22, 1989 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated January 26, 1990, 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 and allowed repairs only 
          subsequent to the issuance of the order.













          EB410228RO


          In answer, the tenant stated in substance that the owner failed to 
          schedule with the tenant a date for repairs, and that repairs were 
          performed after the order's issuance.

          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 December 22, 1989 
          inspection which confirmed the existence of defective conditions.
          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

          The issue of denied access was not raised in the proceeding below 
          prior to the issuance of the order and are therefore beyond the 
          scope of review.

          The owner's rent restoration application (EB410138OR) was granted 
          on December 28, 1990.

          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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