BI210200RO
                                  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.: BI210200RO
                                                  
          708-716 OCEAN COMMUNITY CORP.           RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: AL210240S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On September 8, 1987 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued July 31, 1987. The order concerned housing 
          accommodations known as Apt 9 located at 716 Ocean Avenue, 
          Brooklyn, N.Y.  The Administrator ordered a rent reduction for 
          failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on August 11, 1986 by 
          filing a Statement of Complaint of Decrease in Services alleging 
          various services deficiencies in the subject apartment. The owner 
          was served with a copy of the complaint and afforded an opportunity 
          to respond.

               The owner filed a response on February 2, 1987 and stated that 
          the tenant had failed to pay her rent, that substantial renovations 
          had been made to the building, that the tenant had repeatedly 
          refused the owner access to do work in the apartment, that all 
          repairs had been done except for the repair of a loose window pane 
          in the bedroom and that the tenant has also refused to allow access 
          to the exterminator, citing her child's "asthmatic" condition as 
          the reason.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on May 1, 1987 and 
          revealed that the bathroom ceiling has a large bulge from leaks and 
          that there was evidence of rodent and vermin infestation in the 
          apartment.  

               The Administrator issued the order here under review on July 












          BI210200RO

          31, 1987 and ordered a rent reduction of an amount equal to the 
          most recent guideline adjustment based on the report of the DHCR 
          inspector.  

               On appeal the owner states that the tenant has repeatedly 
          refused to give the owner or the exterminator access to the subject 
          apartment.  The owner then states that the bathroom ceiling was 
          plastered and painted in December, 1986 and April, 1987.  The owner 
          attached work sheets to the petition.  These work sheets were 
          offered in support of the statement that the bathroom ceiling had 
          been repaired.  The petition was served on the tenant by the owner 
          on September 4, 1987. 

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The owner's argument that the tenant has refused to provide 
          access is wholly unsupported by any direct evidence of specific 
          written requests sent to the tenant.  Absent such documentation, 
          the claim is without merit.  The Commissioner also notes that the 
          owner stated in response to the complaint that it had obtained 
          access and made all required repairs except those regarding a 
          window pane.  If the owner was indeed afforded access to make 
          repairs, it had the opportunity to properly repair the bathroom 
          ceiling.  The owner's attempt to document repairs is contradicted 
          by the May 1, 1987 report of the DHCR inspector.  Numerous prior 
          decisions of the Commissioner have held that such a report is 
          entitled to more probative weight than the unsupported allegations 
          of a party to the proceeding.  The owner also has not established 
          that exterminating services have been refused by the tenant.

               Pursuant to Section 2523.4 of the Rent Stabilization Code an 
          tenant may apply to the DHCR for a rent reduction and the 
          Administrator shall reduce the rent based on a finding that the 
          owner is failing to maintain required services.  Section 2520.6 (r) 
          of the Code includes repairs and maintenance within the definition 
          of required services.  The Commissioner finds that the 
          Administrator based this determination on the entire record 
          including the results of the on-site physical inspection described 
          above.  The order here under review is affirmed.  The owner is 
          advised to file an application to restore rent if the facts so 
          warrant.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is 






               ORDERED, that this petition be, and the same hereby is, 






          BI210200RO

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

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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