ADM. REVIEW DOCKET NO.: AK-520113 RT

                                  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-520113 RT    
                                              :
                                                 DISTRICT RENT            
                                                 ADMINISTRATOR'S DOCKET     
                                                 NO.: AC 420427-S           
                        
                  AGNES FOSTER                           
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On November  10,  1986,  the  above-named  petitioner-tenant
          filed a Petition for Administrative Review (PAR) against an order 
          issued on October 16, 1986, by the Rent  Administrator  at  Gertz
          Plaza, Jamaica, New York, concerning the  housing  accommodations
          known as 535 West 110th Street, Apartment No. 7J, New York, N.Y., 
          wherein the Administrator determined the tenant's complaint of  a
          reduction of services.

               The tenant's complaint alleged, in pertinent part, that  the
          refrigerator was defective, that the  windows  were  drafty,  and
          that the kitchen ceiling plaster was seriously deteriorated. 

               The owner responded that the tenant refused access and  that
          the owner had to commence holdover proceedings to  obtain  access
          to make repairs.  The owner submitted various requests for access 
          mailed to the tenant but returned to the owner marked refused.

               An  inspection  was  conducted  on  August  7,  1986   which
          disclosed that the conditions had been corrected.   

               On October  16,  1986  the  Administrator  issued  an  order
          denying the relief requested. 




               Division records also reveal an order under Dock t  No.  UC-
          001732-S, dated July 21,  1986  reducing  the  tenant's  rent  by
          $11.00 based on the results of an inspection held on May 6,  1986
          which revealed a refrigerator gasket that required replacement, a 
          loose refrigerator lock, and peeling paint  and  plaster  in  the
          kitchen and foyer ceiling.  Therein, the condition of the windows 
          was also inspected; no defects were reported.  







          ADM. REVIEW DOCKET NO.: AK-520113 RT
               On appeal the tenant asserts that she did not have knowledge 
          of the proceedings herein (AC-420427-S) and that  the  conditions
          have not been corrected.

               The applicable law  is  Section  2202.16  of  the  Rent  and
          Eviction Regulations.

               The Commissioner  takes  note  of  the  basically  identical
          complaints  filed  in  different  district  rent   offices,   but
          processed separately, and issued by the same Rent Administrator.

               Based on the complete record, including the August  7,  1986
          inspection and the owner's submission that established  that  the
          tenant's actions unreasonably delayed repairs,  the  Commissioner
          is of the opinion that the petition should be denied.  The  owner
          is advised to file an application to  restore  the  rent  reduced
          under Docket No. UC-001732-S, if not  already  done  so,  and  to
          cite the instant determination.  

               The tenant's bare claims on appeal that the conditions  have
          not been corrected were belied, in  part,  by  the  May  6,  1986
          inspection under Docket No. UC-001732-S, and, in  whole,  by  the
          August 7, 1986 inspection.    

               The tenant's claim that she was  not  aware  of  proceedings
          below, arising from her complaint, is not credible. 

               THEREFORE, in accordance with the  provisions  of  the  Rent
          and Eviction Regulations and the City Rent Control Law, 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
                                          Acting Deputy Commissioner




                                                    

    

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