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

          APPEAL OF                              DOCKET NO.: CA110161RO      
          Celia Garcia/ Jose Garcia,             RENT ADMINISTRATOR'S
                                                 DOCKET NO.: AE120500S            
                                PETITIONER       PREMISES: 48-11 45 St.
                                                           Apt. No. 3B
                                                           Woodside, NY      

          The above-named owner filed a timely petition for administrative 
          review of an order issued on December 14, 1987 concerning the 
          housing accommodations relating to the above-described docket 

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

          The tenant commenced this proceeding on June 9, 1986 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In an answer filed on June 24, 1986, the owner stated in substance 
          that the tenant refused access. The owner submitted copies of a work 
          order and a return receipt of a certified mailing.

          On July 10, 1987, an on-site inspection of the subject apartment was 
          conducted by a DHCR staff member who confirmed that there were 
          cracks in the living room ceiling; the kichen sink pipes leaked; 
          there were peeling paint and plaster and spots in the ceiling and 
          walls throughout the apartment; and the refrigerator gasket was  
          broken causing air seepage.

          A Notice of Inspection (For Access) was mailed to the tenant and the 
          owner, directing them to be present to ensure access to the premises 
          on October 20, 1987 at 9:00-9:30 AM, stating that a DHCR inspector 
          would be present at this time and that failure to keep this 
          appointment should result in a determination based solely on the 
          evidence in the record.


          On October 20, 1987, all the parties were present. The DCHR 
          inspector reported that the tenant allowed access, and that the 
          owner's electrician merely changed the florescent bulb and other 
          light fixtures in the apartment.
          Based on the evidence in record, including the results of the two 
          inspections, the Administrator directed the restoration of services 
          and reduced the rent as follows:
              1. The ceilings and walls throughout the aparment
                 are peeling and plaster.                     10% maximum     
                                                              legal rent

              2. The refrigerator gasket is broken.           $5.00

          In the petition for administrative review, the owner contends that 
          she never received the complaint because it was mailed to the wrong 

          In answer, the tenant asserts in substance that the owner knew about 
          the complaint; and that the defective ceiling and walls, and the 
          broken refrigerator gasket still exist.

          After careful consideration, the Commissioner is of the opinion that 
          the petition should be denied.

          In the instant case, the owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on physical inspections, confirming the existence of defective 
          conditions for which a rent reduction is warranted.

          The claim that the owner failed to receive the complaint is belied 
          by the record. The owner answered the complaint; the owner was at 
          the inspection for access.

          Accordingly, the Administrator's determination was in all respect 
          proper and is hereby sustained.


          The owner's rent restoration applications were denied, as follows: 
          CC120102OR on October 12, 1988 and DG120102OR on April 5, 1990.

          THEREFORE, in accordance with the Rent and Eviction Regulations, it 

          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
                                          Deputy Commissioner


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