BK 410132-RO

                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  BK 410132-RO               
               TRYON HEIGHTS ASSOCIATES,          
                                                  RENT ADMINISTRATOR'S      
                                                  DOCKET NO.: 
                                  PETITIONER      BA 510714-S


            On November 18, 1987, the above-named petitioner-owner filed a 
            petition for administrative review of an order issued on October 
            20, 1987, by the Rent Administrator, concerning the housing 
            accommodation known as 200 Pinehurst Avenue, New York, New York, 
            Apt. D, wherein the Administrator determined that the rent for the 
            subject apartment should be reduced to the level in effect prior to 
            the last rent guideline increase which commenced before the effec- 
            tive date of the order based upon a diminution of various services.  
            The Rent Administrator's order was based upon the findings of an 
            inspection held on July 29, 1987.

            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.

            The issue herein is whether the Rent Administrator properly reduced 
            the rent of the subject apartment based upon a diminution in 

            On appeal, the petitioner-owner asserted, in essence, that the 
            tenant did not grant the owner access to the subject apartment to 
            make the necessary repairs; that the DHCR denied it due process of 
            law by failing to notify it of the inspection date and by failing 
            to give it an opportunity to comment on the inspection results and 
            that it had not decreased services in any way.

            After a careful consideration of the entire evidence of record the 
            Commissioner is of the opinion that the administrative appeal 
            should be granted.

          BK 410132-RO

            The Housing and Maintenance Code provides:

                      S D26-10.07  Owner's right of access---No 
                      tenant shall refuse to permit the owner or his 
                      agent or employee, to enter his dwelling unit 
                      or other space under his control to make re- 
                      pairs or improvements required by this code or 
                      other law or to inspect such apartment or 
                      other space to determine compliance with this 
                      code or any other provision of law, if the 
                      right of entry is exercised at a reasonable 
                      time and in a reasonable manner.  The depart- 
                      ment may by regulation restrict the time and 
                      manner of such inspections.

            In a Civil Court non-payment action, before Hon. Peter Tom, Tryon 
            Heights Associates v. Ferdi Levi, under Docket No. L & T 27295/86, 
            the court rejected the respondent-tenant's counterclaim which 
            alleged that his apartment was in need of repairs, on the ground 
            that the tenant had consistently failed to provide access to the 
            owner to make necessary repairs.  (A full text of the court's 
            holding is contained on page 62 of the certified transcript of the 
            court proceedings, which is appended to the petition and marked as 
            Exhibit C.)  In this action, the owner was granted a final judgment 
            of $4,450.60 representing back rent owed.

            In the owner's answer of March 24, 1987 filed before the Rent 
            Administrator, the owner asseverated that the tenant was consis- 
            tently flouting Judge Tom's orders, which directed the tenant to 
            provide repair access to his apartment.

            The Commissioner notes that the access issue is one that permeates 
            the entire proceeding before the Administrator and that the evi- 
            dence in the file corroborates the owner's assertions below and on 
            appeal.  The Administrator should have ordered a "No Access"  
            inspection at which the tenant, the owner, and the owner's repair 
            persons would be directed to appear at the apartment at a specified 
            date and time to make the necessary repairs.  However, since the 
            Division's records reveal that the tenant no longer occupies the 
            apartment, a remand for such an inspection is not warranted.

            Although it is unnecessary at this point to consider in depth the 
            petitioner's claims about the DHCR's failure to notify it of the 
            inspection held, the Commissioner notes that due process does not 
            require that the owner be informed that inspections are to take 
            place or that it be sent copies of the reports with an opportunity 
            to rectify the conditions or to respond.  The owner had adequate

          BK 410132-RO

            notice from the tenant's complaints of conditions requiring its 
            attention.  This is, however, a moot point in view of the abundance 
            of evidence in the record to support the petitioner's claim that 
            the tenant refused access to his apartment for the purpose of 
            carrying out repairs.

            In view of the preponderance of evidence which supports the owner's 
            position in this proceeding, the Commissioner finds that it was 
            error for the Rent Administrator to reduce the rent.

            Accordingly, the Commissioner is of the opinion that the rent 
            reduction order should be revoked.

            THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
            tion Law and Code, it is,

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


                                               JOSEPH A. D'AGOSTA
                                               Deputy Commissioner


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