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

          APPEAL OF                               DOCKET NO.:  CF110148RT
          ARTHUR WEINER                           RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BJ110080OR


               On June 29, 1988 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued June 14, 1988. The order concerned housing 
          accommodations known as Apt 1J located at 117-01A Park Lane South, 
          Richmond Hill, N.Y.  The Administrator granted the owner's rent 
          restoration application.  

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

               The owner commenced this proceeding on October 15, 1987 by 
          filing a rent restoration application wherein it alleged that the 
          tenant had unreasonably refused the owner's efforts to restore 
          services for which a rent reduction order bearing Docket No. 
          BB110222S had been issued.  The owner further alleged that the 
          tenant cancelled repair appointments on three different dates.

               The tenant was served with a copy of the application and 
          afforded an opportunity to respond. The tenant filed a response on 
          November 22, 1987 and disputed the owner's allegations.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was a "no access" inspection where both 
          parties were required to be present.  The parties were notified to 
          be present on April 11, 1988 at 9 AM.  The inspector appeared at 
          the appointed time.  The tenant was present but the owner's 
          representatives were not.  The tenant informed the inspector that 
          an appointment had been made for repairs to be completed on April 
          18, 1988.


               The Administrator sent the owner a notice on May 3, 1988 
          wherein the tenant was requested to confirm that the repairs had 
          been completed on or before April 25, 1988. The tenant's response 
          to the notice indicated that the repairs had been completed.

               The Administrator issued the order here under review on June 
          14, 1988 and ordered a rent restoration effective December 1, 1987.

               On appeal the tenant states that rent restoration should have 
          been ordered effective April 20, 1988 based on the fact that 
          repairs were not completed until that date. The petition was served 
          on the owner on August 15, 1988.

               The owner filed a response on September 2, 1988 and stated 
          that any delays in painting the apartment were caused by the tenant 
          and that the order here under review should be affirmed on that 
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be modified to order rent 
          restoration effective the first rent payment date following April 
          20, 1988.

               The Commissioner finds that the failure of the owner to be 
          present and ready to make repairs on the date of the "no access" 
          inspection is dispositive of the issue herein.  The owner had 
          requested the assistance of the agency in order to obtain access to 
          the subject apartment.  Therefore, the failure of the owner to be 
          ready to make repairs on the date of the inspection requires the 
          Commissioner to rule that the effective date of rent restoration is 
          the first rent payment date following the completion of repairs.  
          The petition is, therefore, granted, and the order here under 
          review is modified to order rent restoration effective May 1, 1988, 
          the first rent payment date following the completion of repairs.   

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed as modified herein.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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