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.:EH610335RO     
                                              
780 P.P. Associates,                     RENT ADMINISTRATOR'S
                                         DOCKET NO.:DJ610137OR     
                                             
                                         SUBJECT PREMISES:
                                         780 Pelham Parkway South
                                         Apt. 11B
                                         Bronx, NY     
                      PETITIONER     
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               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on July 26, 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 owner commenced this proceeding by filing an application to 
            restore rent based on the restoration of services. The owner also 
            alleged that the tenant refused to have the apartment painted.

            DHCR mailed a copy of the application to the tenant.

            On May 25, 1990, an inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed the continued 
            existence of defective conditions.

            By an order dated July 26, 1990, the Administrator denied the 
            owner's application based on the inspection's findings that the 
            apartment entrance door did not close properly and that the 
            apartment was painted in an unworkmanlike manner.

            In this petition, the owner contends in substance that the apartment 
            door was repaired subsequent to the issuance of the Administrator's 
            order and that the tenant refused to have the apartment painted.

            DHCR mailed a copy of the petition to the tenant.

            EH610335RO

            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 
            modify or revoke the Administrator's determination based on the May 
            25, 1990 inspection which confirmed the continued existence of 
            defective conditions, warranting a denial of the owner's 
            application.

            The contention that the tenant refused to have the apartment painted 
            is not supported by sufficient evidence and fails to rebut the 
            inspector's report stating that the apartment was painted in an 
            unworkmanlike manner.

            The contention that the apartment entrance door was repaired 
            subsequent to the order's issuance is beyond the scope of review, 
            which is limited to the issues and evidence before the Administrator 
            in the rent restoration proceeding.

            The rent will be restored only when another owner's application to 
            restore rent is filed and granted. The owner is advised to file such 
            an application if the facts so warrant.

            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