DHCR Decisions          CA420016RO                                  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.:                                                    CA420016RO                                       28TH STREET REALTY ASSOCIATES,       RENT ADMINISTRATOR'S                                                        DOCKET NO.:                                                  BD420618S                                   PETITIONER                                    ----------------------------------x            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW          On January 4, 1988, the above-named petitioner-owner timely refiled          a petition for administrative review of an order issued on November          9, 1987, by the Rent Administrator, concerning the housing accommo-          dation known as 137-139 East 28th Street, New York, New York, Apt.          6-A, wherein the Administrator determined that the Maximum Legal          Rent is reduced by 10% of the Maximum Legal Rent plus $6.00 per          month effective on the first rent payment day following the issue          date of the Rent Administrator's order.  The findings were based on          the results of an inspection, held on October 29, 1987, which          showed that the bathroom tiles are loose and in need of caulking;          that the kitchen tiles are broken and that the apartment requires          plastering and paint.          The Commissioner has reviewed all of the evidence in the record and          has carefully considered that portion of the record relevant to the          issue raised by the administrative appeal.          The issue herein is whether the Rent Administrator properly deter-          mined the tenant's complaint of a reduction in services.          On appeal, the petitioner-owner asserted that the tenant was either          refusing or delaying access to his apartment for the purpose of          making repairs.          After a careful consideration of the entire evidence of record the          Commissioner is of the opinion that the administrative appeal          should be denied.          CA420016RO          Section 2202.16 of the Rent and Eviction Regulation provides, in          pertinent part, that the Administrator may order a decrease of the          maximum rent otherwise allowable, where there has been a decrease          in the dwelling space, essential services, furniture, furnishings          or equipment.          The owner had five months from the date of service of the tenant's          complaint on May 20, 1987 until the issuance of the Administrator's          order on November 9, 1987 to investigate the tenant's complaint and          to make the necessary repairs, but failed to do so.          The record is devoid of any evidence that the tenant was either          refusing or delaying apartment access to the owner's employees.          On the contrary, the tenant submitted copies of several letters          sent to the owner requesting repairs and asserting that the owner's          employees either failed to appear for several repair appointments          or that after access was achieved, the repairs were completed in an          unworkmanlike manner or omitted entirely.          Moreover, in a letter dated May 4, 1987, the tenant offered the          owner five different access dates.  Despite the offer, the          inspection on October 6, 1987 revealed that the owner failed to          remedy the conditions in the subject apartment.          The Commissioner notes that the owner's attempts to schedule repair          appointments from the beginning of this proceeding were perfunctory          and ineffectual and that when apartment access was gained, the          repairs were either completed in an unworkmanlike manner or not at          all.          Accordingly, the Commissioner finds that the Rent Administrator          properly determined that the owner had failed to maintain services          based on the evidence of record, including the results of a          physical inspection of the subject premises and correctly reduced          the rent of the subject rent controlled accommodation.          This Order and Opinion is issued without prejudice to the owner's          right to file the appropriate application with the Division for a          restoration of rent based upon a restoration of services, if the          facts so warrant.          THEREFORE, in accordance with the Rent and Eviction Regulations, it          is          ORDERED, that this petition be, and the same hereby is, denied and          the Administrator's order be, and the same hereby is, affirmed.          ISSUED:                                                                                                                          JOSEPH A. D'AGOSTA                                                Deputy Commissioner