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.:
                                                  EC620098RO
                                                                           
          Michael Laub,                           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DA620465S 

                              PETITIONER          PREMISES: Apt.3C
                                                  2842 Grand Concourse
                                                  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 23, 1989 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted in substance that repairs were 
          undertaken. The owner also stated without any substantiation that 
          the tenant refused access.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on January 23, 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.












          EC620098RO


          In the petition for administrative review, the owner repeats his 
          contentions in the proceeding below.

          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 a tenant 
          where it is found that an owner has failed to maintain required 
          services. The owner's petition does not establish any basis to 
          revoke or modify the Administrator's determination based on the 
          January 23, 1990 which confirmed the existence of defective 
          conditions, warranting a rent reduction. His answer that repairs 
          were completed was belied by the inspection report and is 
          contradictory to his claim of denied access.

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

          The rent restoration application (ED620059OR) was denied on 
          December 31, 1990.

          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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