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.:BB110246RO

                    Richard Albert
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:AB110832S
                                   PETITIONER
          ----------------------------------X



                                          
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On February 21, 1987, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          February 4, 1987, by the Rent Administrator, concerning the housing 
          accommodation known as 93-49 222nd Street, Apt. 3T, Queens Village, 
          NY wherein the Administrator reduced the rent based on an 
          inspection report which revealed a decrease in services.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          This proceeding was commenced February 25, 1986, by the filing of 
          a complaint of decrease in services by the tenant alleging that her 
          apartment windows were in need of painting and caulking.  On 
          October 20, 1986, an inspection was conducted by a Division 
          employee which confirmed the complained of conditions.  On February 
          4, 1987, the Administrator issued the order reducing the rent.

          In the PAR, the owner contends that the order is defective on its 
          face in that window sills do not have panes; that the tenant has 
          violated a stipulation signed in housing court on January 15, 1987, 
          which required the tenant to allow access for repairs on February 
          2 and 3, 1987; that the tenant files multiple complaints then 
          denies access to the owner to make repairs; that the tenant is 
          harassing the owner despite the owner's willingness to make 
          repairs; and, that the order should be rescinded and the tenant 
          penalized.

                                         -1-












          Docket No.: BB-110246-RO

                                          2


          The Commissioner is of the opinion that the owner's PAR should be 
          denied.

          The owner is correct that the order states that the window sills in 
          the bedroom and livingroom have loose panes, cracked, and peeling  
          paint and allow air seepage.  Despite this apparent confusion 
          between the use of the term window sill and window frame, it is 
          clear that the owner was sufficiently cognizant of the complained 
          of condition because the owner states in its PAR that, "In any 
          case, all problems regarding both the window sills and the windows 
          are being handled..."

          On the issue of access, although the owner says the tenant has 
          violated the Housing Court Stipulation the owner states in the PAR 
          that the tenant did grant access on the agreed upon days but that 
          the contractor was injured and could not finish the job.  The 
          stipulation signed in Housing Court contained a proviso for 
          restoring the proceeding on motion to the court.  The owner, if 
          need be, could have taken advantage of this procedure.  The owner 
          submits no other evidence to indicate that access had been denied 
          by the tenant.

          Lastly, the owner contends in his PAR that the tenant is harassing 
          the owner and that the owner is willing to make repairs.  In 
          support of this the owner includes a copy of an open letter to 
          tenants signed by a former superintendent in which the 
          superintendent blames the complaints of three tenants in particular 
          for the fact he is resigning his superintendent position.  The 
          complaining tenant in this proceeding is not mentioned in the 
          letter.  While the owner states that the complaining tenant is 
          being guided by one of the three tenants cited in the letter, this 
          has no bearing on the issue of the condition in the apartment or 
          the Administrator's order.

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

          ORDERED, that this petition be and the same hereby is denied, and 
          the Administrator's order issued on February 4, 1987, be and the 
          same hereby is affirmed.


          ISSUED:

                                                                             
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner







































           






    

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