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.:ED220297RO     
                                                        
          Twenty Third Realty Co.,                 RENT ADMINISTRATOR'S
                                                   DOCKET NO.:CL220408S      
                                                       
                                                   SUBJECT PREMISES:
                                                      6309 23 Avenue
                                                      Apt. 1F
                                                      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 March 23, 1990 concerning the housing 
            accommodations relating to the above-described docket number.  

            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 on November 8, 1988 by filing 
            a complaint asserting that the owner had failed to maintain various 
            services in the subject apartment.

            In an answer filed on January 20, 1989, the owner denied the 
            allegations, and otherwise asserted that services were being 
            provided and maintained; and that the tenant did not want the 
            apartment painted at the time due to illness. The owner submitted 
            nothing to substantiate these allegations.

            Thereafter, on March 7, 1990, a physical inspection of the subject 
            apartment was conducted by a DHCR staff member who confirmed the 
            existence of defective conditions.

            By an order dated March 23, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that the tenant 
            refused access to the owner to have the apartment painted; and that 
            all other defective conditions were repaired.

            In answer, the tenant denied refusing access but merely pointed out 
            to the owner that the roof and ceiling has to be repaired before any 
            painting.

            The owner responded, stating in substance that services are being 
            provided.
            ED220297RO








            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.

            Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
            the Administrator may impose a rent reduction when there has been a 
            reduction in services. The owner's petition does not establish any 
            basis to modify or revoke the Administrator's determination based on 
            the March 7, 1990 physical inspection which confirmed the existence 
            of defective conditions, warranting a rent reduction. 

            The owner's allegation that the tenant refused access was 
            unsubstantiated in the proceeding before the Administrator, and 
            disputed by the tenant.

            This Order and Opinion is issued without prejudice to the owner's 
            right to file a rent restoration application if the facts so 
            warrant.

            THEREFORE, in accordance with the Rent and Eviction Regulations and 
            Operational Bulletin 84-1, 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:




                                                                          
                                                  LULA M. ANDERSON
                                                  Deputy Commissioner