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.:EH610332RO     
                                                        
          Lyndale Operating Corp.,                 RENT ADMINISTRATOR'S
                                                   DOCKET NO.:DB610265S      
                                                       
                                                   SUBJECT PREMISES:
                                                   120 West 228 Street
                                                   Apt. 2A
                                                   Bronx, 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 August 16, 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 February 3, 1989 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner denied the allegations and otherwise asserted 
            that all repairs were done.

            On April 16, 1990 and June 9, 1990, the subject apartment was 
            inspected by a DHCR staff member who confirmed the existence of 
            defective conditions.

            By an order dated August 16, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that all work was 
            done and that the tenant refused repairmen as to remaining defective 
            conditions.

            DHCR mailed a copy of the petition to the tenant.

            After careful consideration, the Commissioner is of the opinion that 
            EH610332RO

            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 
            modify or revoke the Administrator's determination based on the 
            April 16 and June 9, 1990 inspections which confirmed the existence 
            of defective conditions, warranting a rent reduction. 

            The contention that the tenant refused access to repairmen is 
            unsubstantiated. Moreover, this allegation is beyond the scope of 
            which is limited to the issues and evidence before the 
            Administrator.

            The owner's rent restoration application (FH610112OR) was denied on 
            March 23, 1992.

            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 
            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:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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