EC410428RO
                                  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





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          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: 
                                                       EC410428RO 
                    S. BLANDAROVICH,             
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          DJ410480S 
          ----------------------------------x     



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on February 22, 1990, concerning 
          the housing accommodations known as 80 East 7th Street, Apartment 
          1-B, New York, New York, wherein the Rent Administrator determined 
          the tenant's complaint of decreased service.

          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 the petition.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint, and otherwise asserted that the complainant was not the 
          legal registered tenant and that, moreover, the tenant had refused 
          the owner access to make repairs.

          Thereafter, the Division of Housing and Community Renewal (DHCR) 
          conducted an inspection of the subject apartment.  The DHCR 
          inspector reported severe peeling paint and plaster and holes in 
          the living room, bathroom and kitchen ceilings, water leaks in the 
          kitchen ceiling, and no electrical outlet in the bathroom.

          The Rent Administrator directed restoration of these services and 
          further, ordered a reduction of the stabilization rent.













          EC410428RO




          In this petition for administrative review, the owner, in sub- 
          stance, reiterates that the tenant refused the owner access to make 
          repairs and enclosed letters from the DHCR Enforcement Bureau, 
          dated March 6 and March 20, 1990, to the effect that the harassment 
          proceedings would be terminated because the tenant had failed to 
          cooperate with the owner's efforts to effect repairs.

          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 
          required to order a rent reduction, upon application by a 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 order which determined 
          that the owner was not maintaining required services based on a 
          physical inspection confirming the existence of defective condi- 
          tions in the subject apartment for which a rent reduction is 
          warranted.

          The owner failed below to submit evidence in support of the 
          allegation that the tenant had denied the owner access.  Also, the 
          dates of the owner's attempts to obtain access pursuant to the 
          Enforcement Bureau's requests were after the issue date of the 
          order under appeal herein.  The Rent Administrator's determination 
          was correct based on the record in the proceeding below.

          The owner may file a rent restoration application if the facts so 
          warrant.  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, 
          and Operational Bulletin 84-1, it is 

          ORDERED, that the owner's Petition for Administrative Review be, 
          and the same hereby is, denied and that the Rent Administrator's 
          order be, and the same hereby is, affirmed.


          ISSUED:


                                                                                                                         
                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner








          EC410428RO

















    

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