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

          APPEAL OF                                    DOCKET NO.:
                    Keith J. Kessler,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          The above-named petitioner-tenant filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 426 East 14 Street, Apt. 5FW, New York, N.Y.
          Wherein the tenant's complaint was denied based on a finding that 
          the tenant failed to provide access to the inspector.

          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 the petition.

          The tenant commenced the proceeding below by filing a complaint on 
          December 7, 1987 asserting that the owner had failed to maintain 
          the heat and hot water services in the subject apartment.

          In an answer, the owner stated that the heat and hot water services 
          have always been maintained, however, in November 1987, there were 
          problems with the oil burner which were immediately corrected.

          On January 15, 1988, a DHCR inspector was unable to gain access to 
          the subject apartment to conduct the inspection.  Thereafter, a 
          second inspection on February 1, 1988 conducted by a DHCR inspector 
          who came to the subject apartment and was advised by the tenant 
          that the heat and hot water services were adequate in the apartment 
          at the time of the inspection.  This was confirmed by the 

          In the petition for administrative review, the tenant states, in 
          substance, that he did not receive the first inspection notice in 


          time for access because it was addressed improperly, and that 
          access was given for the second inspection on February 1, 1988, 
          however, the inspector did not enter the apartment and that they 
          discussed in the stairwell that there was hot water available but 
          no heat.  The tenant further states that the inspector advised him 
          that the temperature was too high outside to be entitled to heat 
          service and that a new complaint should be filed when heat is 

          The DHCR served a copy of the petition on the owner on May 3, 1988.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order the rent reduction, upon application by the 
          tenant  where it is found that the owner has failed to maintain 
          required services.  The tenant's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that a rent reduction was not warranted.  Although the 
          order incorrectly states that the tenant denied access to the 
          inspector, the record reveals that there was an on-site inspection 
          on February 1, 1988, at which time heat and hot water services were 
          found to be adequate.

          Accordingly, the Commissioner finds that the Administrator properly 
          determined that the owner had not failed to provide required 
          services based on the evidence of record, including the on-site 
          physical inspection of the subject apartment and properly 
          determined that a rent reduction was not warranted.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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