ADM. REVIEW DOCKET NO. AK 110386 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.  AK  110386  RO
                                                       
                                              :     D.R.O.    DOCKET     NO.
                                                 ZAB 110822-S
             SCHLESINGER            MANAGEMENT            CORP             -
             OWNER                               Tenant - Rose Caleca
           
                                              
                                 PETITIONER   :  
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On November 26, 1986,  the  above-named  petitioner  filed  a
          Petition for Administrative Review  against  an  order  issued  on
          November 12, 1986 by the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York  concerning  the  housing  accommodation
          known as 42-37 Hampton Street, Apartment 3C, Elmhurst,  New  York,
          wherein  the  Administrator  determined  that  there  had  been  a
          decrease in services and reduced the rent.  

               The tenant commenced this proceeding on February 3,  1986  by
          filing a complaint of a decrease in service. 

               A physical inspection of the subject premises  was  conducted
          by a staff member of the DHCR.

               Based  on  the  foregoing   inspection,   the   Administrator
          determined that the  living  room  ceiling  was  cracked  and  the
          apartment  needed  painting.   Based  thereon,  the  Administrator
          reduced the rent by $18.50.  

               In the appeal, the petitioner contends that although  it  has
          repeatedly conveyed, via  written  and  oral  communications,  its
          readiness and willingness to  correct  the  defective  conditions,
          the tenant has consistently rejected the owner's attempt to comply 
          with the law.  In support of this contention, the owner submits  a
          number of "Paint Orders" which indicate the work to be done in the 
          subject apartment. 

               The tenant did not reply to the  petition  although  afforded
          the opportunity to do so.

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


               Pursuant to  Housing  Maintenance  Code  Section  26-10.07  a
          tenant must permit an owner access to make necessary  repairs;  by






          ADM. REVIEW DOCKET NO. AK 110386 RO
          denial of such access, a tenant  may  incur  serious  penalty.   A
          finding that  a  tenant  has  actually  denied  the  owner  access
          requires the presentation of  clear  substantiating  documentation
          that the tenant was informed of the owner's desire to do the  work
          and subsequently refused to permit the  owner  entry.  The  "Paint
          Orders"  submitted  by  the  owner  do  not  meet  this  level  of
          substantiation.  Accordingly,  the  Commissioner  finds  that  the
          Administrator was  correct  in  its  determination  and  correctly
          ordered a rent reduction. 

               If  the  facts  so  warrant,  the  owner  may  apply  for   a
          restoration of the rent. 

               THEREFORE, in accordance with the  New  York  City  Rent  and
          Eviction Regulations, it is

               ORDERED, that this petition  be,  and  the  same  hereby  is,
          denied, and the Rent Administrator's order be, and the same hereby 
          is, affirmed. 

          ISSUED:






                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner



                                          































          ADM. REVIEW DOCKET NO. AK 110386 RO





    

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