CH510024RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       CH510024RO
               476 West 165th St. Realty Co.,          (Refile of 
                                                       CE510146RO)
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       BF410451S

                                   PETITIONER
          ------------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed and perfected a timely petition for 
          administrative review of an order issued on May 10, 1988, 
          concerning the housing accommodations known as 476 West 165th 
          Street, New York, New York, Apartment 4D, wherein the Rent 
          Administrator determined the tenant's complaint of a reduction of 
          apartment services.

          The Rent Administrator found that services had been reduced, in 
          that the apartment doorbell was found to be inoperative.

          The Rent Administrator directed restoration of the service, and 
          further, ordered a reduction of the stabilization rent.

          In the petition for administrative review, the owner states, in 
          pertinent part, that the tenant refuses to provide the owner access 
          to make repairs.

          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 a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.
          The owner's bare assertion on appeal that the tenant refused the 
          owner access does not establish any basis for revoking or modifying 












          CH510024RO

          the Rent Administrator's order, which found that the owner was not 
          maintaining required services.

          The owner may file a rent restoration application upon restoration 
          of the services.  If the tenant fails to provide access to correct 
          the condition cited, a "no-access" inspection may be conducted.  It 
          is noted, however, that in order to schedule a "no-access" 
          inspection,the owner must comply with the requirements set forth in 
          Policy Statement 90-5:  Arranging Repairs No Access Inspections.  
          In pertinent part, the owner must submit proof that the owner was 
          unable to obtain access even though two letters were sent to the 
          tenant attempting to arrange access dates.  Each letter must have 
          been sent at least eight days before the proposed date for access,  
          and the second letter must have been sent by certified mail.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of the petition is vacated upon issuance of this 
          order and opinion.

          THEREFORE, in accordance with the provisions of Rent Stabilization 
          Law and Code, it is,

          ORDERED, that the owner's petition be denied and that the 
          Administrator's order be affirmed.      
                 


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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