texlive 2020 ls-R update fails

[Ron RJF Fehd]

hardware: Dell laptop
system type: 64-bit operating system, x64-based processor

operating system: Win 10 home
version: 1909
OS build: 18363.815

here's the message I get when starting:

Installing to: C:/program-files/texlive/2020
.\ls-R: The handle is invalid.
C:/Users/Ronald/AppData/Local/Temp/nsj9649.tmp/install-tl-20200430/install-tl:

open(>C:/program-files/texlive/2020/tlpkg/texlive.tlpdb.tmp) failed:
Permission denied at
C:/Users/Ronald/AppData/Local/Temp/nsj9649.tmp/install-tl-20200430/tlpkg/TeXLive/TLPDB.pm
line 592, <STDIN> line 110.

history:
I downloaded and ran the installer last week.
When I examined the logs from my test suite,
I noticed that my texmf-local\ls-R had not been updated.

I went to ...\2020\bin\win32
and ran hexhash.exe as administrator

here's the log:

Cannot open C:/program-files/texlive/texmf-local/ls-R to write.
Cannot open C:/program-files/texlive/2020/texmf-config/ls-R to write.
Cannot open C:/program-files/texlive/2020/texmf-var/ls-R to write.
Cannot open C:/program-files/texlive/2020/texmf-dist/ls-R to write.
texhash: Done.

note: the various 2020/*/ls-R files were correctly installed and have
correct date+time stamp.
the datestamp on texmf-local/ls-R has not changed from my last updates
earlier in the year.

what I have done:
* searched for ways to run an *.exe, as administrator
  : done; reran install

* enabled write permissions for my install folder:
  C:/program-files/texlive
  : unable to update read/write permissions for texmf-local

Q: what next?

tia

-- 
Ron Fehd  macro maven Atlanta GA
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