ADM. REVIEW DOCKET NO.: AI 410166 RO


                                  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.:               
                                                 AI 410166 RO 
                                              :
                                                 DRO ORDER NO.:           
                                                 AB 410682 S              
                  D.S.S. REALTY CO.          
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On September  23,  1986,  the  above-named  petitioner-owner
          filed a Petition for Administrative Review (PAR) against an order 
          issued on August 18, 1986 by the then Rent Administrator  of  the
          Columbus Circle District  Rent  Office,  concerning  the  housing
          accommodations known as 140 East 7th Street,  Apartment  No.  4K,
          New York, N.Y. 10009, wherein the  Administrator  determined  the
          tenant's complaint of a reduction of services. 

               The challenged order reduced the tenant's rent based on  the
          results of an inspection conducted on July 8, 1986 that found 
          that the apartment walls and ceilings adjacent  to  the  exterior
          walls were water-damaged and that paint  and  plaster  above  the
          window frames were peeling.

               In the appeal, the owner  claims  that  the  rent  reduction
          order was duplicative of prior rent reduction  proceedings  under
          Docket  No.  84,205-P,  and  that  the  tenant  only  reluctantly
          provided access after several requests, but failed  to  cooperate
          with workmen once access was granted.

               The applicable law is Section 2520.6(r) and  2523.4  of  the
          Rent Stabilization Code.

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


               Documentation in  the  record  below  established  that  the
          owner's contractor  completed  repairs  in  March  of  1986  that
          appeared  to  be  satisfactory.   However,  the  July   8,   1986
          inspection revealed that the conditions cited  in  the  complaint
          had reoccurred,  or  that  the  underlying  cause  had  not  been
          addressed  adequately.   Based  on  the  complete   record,   the
          Administrator's determination was proper.
            






          ADM. REVIEW DOCKET NO.: AI 410166 RO
               Moreover, entries in  the  Rent  Examiner's  Progress  Sheet
          dated  subsequent  to  the  date  of  the  Administrator's  order
          indicate that further repair work  was  attempted  but  that  the
          conditions remain.  Examination of other  Division  records  also
          reveals  that  the   Administrator   has   denied   the   owner's
          applications to restore rent. 

               Concerning the owner's concern  that  it  not  be  penalized
          twice for the same or related conditions, the Commissioner  notes
          that for rent stabilized apartments, where a rent reduction order 
          is already in effect for any type of service decrease, no further 
          rent reduction  is  authorized  by  a  separate  subsequent  rent
          reduction order.

               Concerning the  owner's  claim  that  the  tenant  fails  to
          cooperate  in  providing  access,  or  that  access  is  provided
          grudgingly, the Commissioner notes that a "No-access"  inspection
          may be conducted if the tenant fails to provide access to correct 
          the condition cited.  It is  noted  however,  that  in  order  to
          schedule a "no-access" inspection, the owner must comply with the 
          requirements set forth in  Policy  Statement  (90-5):   Arranging
          Repairs No Access Inspections,  available  to  the  parties  upon
          request.  In pertinent part, the owner must submit proof that the 
          owner was unable to obtain access even though  two  letters  were
          sent to the tenant attempting  to  arrange  access  dates.   Each
          letter must have  been  sent  at  least  eight  days  before  the
          proposed date for access, and the second letter  must  have  been
          sent by certified mail.  

               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, it is











               ORDERED, that the owner's 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
                                          Acting Deputy Commissioner










          ADM. REVIEW DOCKET NO.: AI 410166 RO
                                                    

    

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