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

          APPEAL OF                                    DOCKET NO.: CA610110RT

                    Ira Rafalowicz,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: AI610461S


          On January 28, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review of an order issued on December 
          30, 1987, by the Rent Administrator, concerning the housing 
          accommodation known as 2190 Bolton Street, Apt. 3F, Bronx, N.Y., 
          wherein the Administrator denied the tenant's application for a 
          rent reduction for the owner's alleged failure to maintain 
          services, on the basis that the tenant failed to provide access to 
          the Division's inspectors.
          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.

          This proceeding was commenced by the filing of a complaint of a 
          reduction in services by the tenant dated September 22, 1986 
          alleging that two of the apartment windows either do not stay 
          closed or fall down when the window is locked.

          The owner was served with a copy of the tenant's complaint and in 
          an answer stated that the tenant has barred access to her apartment 
          for two years since 1984, and that the window repair man has been 
          sent  and has not been allowed in. 

          On October 15, 1987, on notice to the tenant, an inspection was 
          conducted by a Division employee.  The inspection disclosed the 
          complained of condition, specifically that the top sash of two 
          windows does not stay up.

          Thereafter, on December 2, 1987 this Division sent a notice to the 
          tenant to provide access to the apartment for the purpose of 


          attending to repairs.  The scheduled appointment date in the notice 
          was December 9, 1987.  In a report of inspection dated December 9, 
          1987, the Division's inspector reported that the tenant refused the 
          super and the landlord access to the apartment, resulting in the 
          order herein appealed.

          In the petition for administrative review, the tenant advised that 
          she did not deny access but was too sick to get to the door.  
          Included with the PAR was a doctor's note indicating that the 
          tenant took ill in November.  In answer to the PAR, the owner 
          states that the tenant has a history of denying the super access to 
          the apartment, and that, while the owner is sympathetic to the 
          tenant's age and state of health, it cannot obtain her cooperation 
          when repairs need to be made.  Included with the owner's answer was 
          a copy of a letter sent to the tenant dated August 26, 1986 
          advising that window repairs would be made.  Also enclosed were 
          various notices transmitting renewal leases which indicate that the 
          tenant had not answered previous notices.

          The tenant, through her attorney, responded to the owner's answer.  
          The answer however relates to an order issued under a different 
          docket number relating to a lease renewal.  The answer has no 
          bearing on the order herein appealed.

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

          The evidence of record reflects at least one attempt on the part of 
          the owner to repair the tenant's windows prior to the filing of the 
          tenant's complaint.  While the Commissioner can appreciate the 
          untimeliness of the tenant's illness, the doctor's note indicates 
          that the illness was not sudden and that the tenant had the 
          opportunity to cancel the appointment in advance of the inspection 
          date.  Under these circumstances, the Administrator's order was 
          correct when issued.  
          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Rent Administrator's order be, and the same hereby is, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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