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

          APPEAL OF                                    DOCKET NO.: CA210187RT

                    Amantina Fernandez,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BD210052OR



          On January 20, 1988, the above-named petitioner-tenant timely 
          refiled a petition for administrative review (PAR) of an order 
          issued on November 6, 1987, by the Rent Administrator, concerning 
          the housing accommodation known as 218 South 3rd Street, Brooklyn, 
          N.Y., Apt. 29, wherein the Administrator determined that the owner 
          should be granted restoration of the rent based on a finding that 
          the tenant denied access to her apartment.

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

          The issue herein is whether the Rent Administrator properly 
          restored the rent of the subject apartment.

          On April 15, 1987, the owner filed an application for rent 
          restoration alleging that services for which a rent reduction order 
          had been issued by the Administrator, on January 30, 1987, under 
          Docket No. KS003004S had been restored.  The owner claimed that it 
          had been determined in enforcement proceedings that services had 
          been restored.

          A DHCR inspection conducted on August 11, 1987, revealed that the 
          repairs which were the subject of the Rent Administrator's order 
          were not made.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          access was not denied to the owner's workers or to the DHCR 



          The petition was served on the owner on March 21, 1988.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be granted and the proceeding remanded to the Rent 
          Administrator for further processing.

          The owner, on proof of restoration of those services which were the 
          subject of the Rent Administrator's rent reduction order is, by 
          law, entitled to an order of rent restoration.

          The record shows that the Rent Administrator granted the owner's 
          application for rent restoration based upon the tenant's failure to 
          provide apartment access.

          However, evidence in the file seems to contradict the non-access 
          finding.  For example, signed statements from Ernesto Lopez, the 
          building superintendent, indicate that bathroom and livingroom 
          window sashes and other services were restored; thus belying the 
          owner's assertion that the tenant consistently refused apartment 
          access to its workers.

          Additionally, the DHCR inspector gained access to the subject 
          apartment on August 11, 1987 and determined that the owner had 
          failed to fully restore those services enumerated in the rent 
          reduction order of January 30, 1987.

          To the extent that the file indicates that access was obtained by 
          the owner and the inspector's report shows that the owner failed to 
          fully restore services, the Commissioner finds that the order below 
          should be revoked and the proceeding remanded to the Rent 
          Administrator for the purpose of affording the owner an opportunity 
          to establish that the tenant did, in fact, deny access to its 
          workers or that it fully restored those services specified in the 
          rent reduction order of January 30, 1987.

          In the event the owner establishes that services were restored, the 
          Rent Administrator must grant rent restoration to the owner 
          retroactive to the date the repairs were made.

          The Commissioner notes that the owner's claim that prior harassment 
          complaints filed by the tenant before the DHCR Enforcement Bureau 
          resulted in determinations that the owner was providing services is 
          not borne out by the record, insofar as different standards are 
          used in those proceedings than are used in the instant proceeding.

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

          ORDERED, that the petition be, and the same hereby is, granted; 


          that the Rent Administrator's order be, and the same hereby is, 
          revoked; and that this proceeding be remanded to the Rent 
          Administrator for further processing in accordance with this order 
          and opinion.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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