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.:
                                                  EC610187RO
                                                                           
          Reneis Realty Corp.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DA610463S 

                              PETITIONER          PREMISES: Apt.3A
                                                  3001 Briggs Ave.
                                                  Bronx, 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 February 5, 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 January 4, 1989 by filing a 
          complaint asserting that the owner failed to maintain certain 
          services in the subject apartment.

          In an answer filed on March 3, 1989, the owner denied in substance 
          the allegations in the complaint.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on January 25, 1990 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated February 5, 1990, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 
          rent.

          In the petition for administrative review, the owner contends in 
          substance that the conditions were corrected, that all services are 
          provided and maintained, and that the tenant has a history of 
          refusing access.













          EC610187RO


          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, the Rent 
          Administrator 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 petition does not establish any 
          basis to revoke or modify the Administrator's determination based 
          on the January 25, 1990 inspection which confirmed the existence of 
          defective conditions, warranting a rent reduction.  Accordingly, 
          the order appealed from was in all respects proper and is hereby 
          sustained.

          The claim that the conditions were corrected and all services are 
          provided is belied by the inspection report. The assertion that the 
          tenant refused access is beyond the scope of adminstrative review, 
          which is limited to the issues and evidence before the 
          Administrator.

          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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