CC210377RO
                                  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.: CC210377RO
                                                  
                                                RENT ADMINISTRATOR'S
                  CAPE MANAGEMENT CORP.,        DOCKET NO.: BK210527S
                                                
                                                PREMISES: 4200 AVENUE K
                                                          APT. 5CC
                                                          BROOKLYN, NY
                                                         
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW  

          The above-named owner filed a timely petition for administrative 
          review of the Administrator's order issued on March 10, 1988 
          concerning the housing accommodations relating to the above- 
          described docket numbers.

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

          The tenant commenced this proceeding on November 23, 1987 by filing 
          a complaint asserting that the owner had failed to maintain various 
          services in the subject apartment.

          On December 30, 1987, the Division transmitted a copy of the 
          tenant's complaint to the owner.

          In an answer filed on January 21, 1988, the owner asserted that the 
          tenant had failed to permit access for repairs.

          On January 20, 1988, a physical inspection of the subject apartment 
          was conducted by a DHCR staff member who confirmed the existence of 
          numerous defective conditions.

          Thereafter, a Notice of Inspection (For Access) was mailed on 
          February 15, 1988 to the tenant and the owner, directing these 
          parties to be present at the subject apartment on February 23, 1988 
          at 10:30-11:30 AM so as to provide access to the owner for the 
          purposes of attending to repairs and/or restoration of services at 
          that time.  The Notice of Inspection (For Access) stated that 












          CC210377RO

               "Failure of the owner and/or his repair person(s) to be 
               present and ready to attend to repairs and/or restore 
               services, or failure of the tenant to keep this appointment 
               will result in a determination based solely on the evidence 
               presently in the record."

          On February 23, 1988, an inspection for access was conducted by a 
          DHCR staff member who reported that the owner and its repairmen 
          were not present, and that numerous defective conditions continue 
          to exist.

          The Administrator directed the restoration of services and ordered 
          a reduction of the stabilized rent for these decreased services:

                    1.  Loose toilet bowl and toilet pipe.
                    2.  Defective intercom.
                    3.  Defective kitchen floor near sink and window.
                    4.  Seven (7) paint clogged wall sockets.
                    5.  Bedroom and living room are peeling paint.
                    6.  Bedroom door has broken knob, chipped paint, and 
                        sags.
                    7.  Large hole behind kitchen stove.
                    8.  Stove is not level.

          In the petition for administrative review, the owner contends that 
          the DHCR inspector and the tenant failed to attend the February 23, 
          1988, 11:00 AM inspection.  The owner attached to the petition a 
          copy of the Notice of Inspection (For Access).

          In answer, the tenant asserted in substance that it was the owner 
          who was absent at the scheduled inspection for access.

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

          The record belies the owner's contention.  On February 15, 1988, a 
          Notice of Inspection (For Access) was mailed to the tenant and the 
          owner, directing these parties to be present at the subject 
          apartment on February 23, 1988 at 10:30-11:30 AM so as to provide 
          access to the owner for the purposes of repairs and/or restoration 
          of services at that time.  The inspector reported that numerous 
          defective conditions do exist and though duly notified to do so, 
          the owner and its repairmen were not present.

          Accordingly, the Administrator's determination was correct in all 
          respects and is hereby sustained.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.
          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is,






          CC210377RO


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