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

          APPEAL OF                              DOCKET NO.:              
                                                 BL 610362 RO                
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 ZBD 610041 OR
             MARTIN SHAPIRO,                     PREMISES: 1234 Fulton       
                                                 Ave., Apt. No. 7,           
                                                 Bronx, NY                  

                              PETITIONER      : 


               The above-named owner timely refiled a petition for 
          administrative review of an order issued on November 6, 1987  
          concerning the housing accommodations relating to the above- 
          described docket number wherein the Administrator denied the 
          owner's application for rent restoration based on a finding that 
          the defective conditions had not been corrected.

               The issue in this appeal is whether the Administrator's order 
          was warranted.

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

               The owner commenced this proceeding on April 2, 1987 by filing 
          an application to restore rent based on the tenant's unreasonable 
          refusal to permit the owner to complete repairs which were the 
          basis for a rent reduction order (Docket No. AG 610845 - S) issued 
          on March 11, 1987.  The owner submitted copies of an affidavit
          dated January 30, 1987 by a repair person who was allegedly refused 
          access by the tenant and a list of work done purportedly initialed 
          by the tenant. 

          ADM. REVIEW DOCKET NO.: BL 610362 RO        

               On April 24, 1987, the Division sent the tenant a copy of the 
          owner's application and the tenant filed an answer advising that 
          repairs were initiated on March 9, 1987 but never completed.

               On September 16, 1987, a Division staff member made a physical 
          inspection of the subject apartment and confirmed the continued 
          existence of defective conditions.

               On November 6, 1987, the Administrator issued the order 
          hereunder review, determining per the inspector's report that the 
          entire apartment windows are in need of scraping, painting and 
          putty; that there is a hole inside the kitchen cabinet; that the 
          hallway ceiling is water-stained and needs painting; and that the 
          apartment front door lock is defective.  Based on this finding of 
          a continued decrease in services, the Administrator denied the 
          owner's application. 

               In this petition, the owner again asserts the tenant's refusal 
          of access and resubmits the same documentation submitted in the 
          proceeding below.

               In answer, the tenant denied refusing access and otherwise 
          asserted the continued existence of defective conditions. 

               The Commissioner is of the opinion that the petition should be 

               Review of the evidence of record shows that the Administrator 
          based his determination on the entire record, including the results 
          of the Division's September 16, 1987 inspection report which 
          identified and corroborated the owner's failure to repair the 
          conditions cited in the rent reduction order.  Therefore, the 
          Commissioner finds that the Administrator correctly determined that 
          the owner had failed to restore services and properly denied the 
          owner's application. 

               The owner has not established that access to complete repairs 
          had been denied.  Pursuant to Policy Statement 90-5, evidence of no 
          access must include  copies of two letters to the tenant attempting 
          to arrange access dates.  The second letter must be sent by 
          certified mail, return receipt requested, and the return receipt 
          must also be submitted.  The owner herein did not submit any such 

               The owner's submission of copies of an affidavit by a repair 
          person who was allegedly refused access and a list of work done 

          ADM. REVIEW DOCKET NO.: BL 610362 RO        

          purportedly initialed by the tenant does not prove unreasonable 
          refusal of access by tenant.  The alleged repairs of some of the 
          windows, the locks and cabinets as indicated in the list are 
          contradicted by the findings of the physical inspection.

               The owner is advised to file another rent restoration 
          application when all repairs are completed or the tenant's refusal 
          to permit access can be documented.

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


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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