CI 410219 RO
                                  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.: CI 410219 RO
                                                  
               WILFREDO ARIAS                     DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BJ 410101 S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On September 15, 1988 the above named petitioner-owner filed 
          a Petition for Administrative Review against an order of the Rent 
          Administrator issued August 19, 1988.  The order concerned housing 
          accommodations known as Apt. 54 located at 602 West 184th Street, 
          New York, N.Y. wherein the Administrator ordered a rent reduction 
          based on a finding of failure to maintain required or essential 
          services.

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

               The tenant commenced this proceeding on October 5, 1987, by 
          filing a Statement of Complaint of Decrease In Services.  He 
          alleged that the owner was failing to provide certain required or 
          essential services within the meaning of 9 NYCRR 2520.6(r).  The 
          complaint was served on the owner, and an opportunity to respond 
          was given.

               The Administrator ordered a physical inspection of the 
          premises.  The DHCR inspector reported the following conditions 
          existed in the apartment:

                    1.   Window screen missing in first bedroom.

                    2.   Bedroom electrical box switch detached from wall; 
                         wall light fixture for bathroom defective

                    3.   Hot water shut off valve missing in bathroom 
                         (plumbing needed under bathroom basin)

                    4.   Hot and cold water handles improperly installed to 
                         bath basin












          CI 410219 RO

                    5.   Apartment doorknob plate missing (loose doorknob)

                    6.   Third bedroom floor is on drop slant

          On August 19, 1988 the Administrator issued the order here under 
          review, in which a rent reduction was ordered effective December 1, 
          1987.

               On appeal the owner states that the tenant has not cooperated 
          by agreeing on a proper time for access to do repairs.  Petitioner 
          supplies a letter from an electrician wherein it was stated that 
          the tenant refused to provide access on September 9, 1988.  The 
          owner also provided  a work order/note from a 
          contractor which stated that, on September 8, 1988, the 
          following repairs were made:

1.  New bathroom basin installed

2.  Hot and cold water handles installed

3.  Hot water shut off valve installed

          The contractor stated that the tenant forced him to return to the 
          apartment one day after he was ready and willing to do repairs.  

          The tenant filed a response on November 11, 1988 wherein he 
          stated that he did not refuse access to the subject apartment.  
          He stated that he was more than willing to give access if he 
          could arrange the appointment in advance.  The tenant also made 
          the following statements about the repairs which petitioner had 
          made to that point: that the floor was still out of alignment, 
          that a different knob was put on the hot water valve; that the 
          bathroom light was fixed; and that a new knob was put on the door 
          fixture.

          After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be 
          denied.

          The tenant has stated that he is ready to provide reasonable 
          access to the owner so that repairs may be completed.  In light 
          of the fact that some repairs have already been completed the 
          Commissioner rejects the owner's request for reversal of the 
          order here under review.  It is clear that the tenant has, in 
          fact, given access for repairs.  The order here under review is, 
          therefore, affirmed.

          The owner may file for rent restoration when all services 
          have been restored.

          THEREFORE, pursuant to the Rent Stabilization Law and Code 
          it is






          CI 410219 RO


          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 
Acting Deputy Commissioner
                                                        






    

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