CC210414RT





                                  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.: CC210414RT
                                                  

          EULYN DE MATAS                          RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BH210036OR
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
          On March 16, 1988 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued February 17, 1988 concerning the housing 
          accommodations known as Apt. 6C, 10 Midwood Street, Brooklyn, NY, 
          wherein the Administrator granted the owner's rent restoration 
          application based on a finding that the tenant failed to keep two 
          appointments with the Division's inspector.
                    
          The Commissioner has reviewed all the evidence of record and has 
          carefully considered that portion relevant to the issues raised on 
          appeal.

          The record indicates that on August 6, 1987, the owner filed a rent 
          restoration application seeking restoration of rent that had been 
          reduced in an order issued under Docket Number K002540S because of 
          the owner's failure to repair loose fitting moldings around the 
          apartment entrance door, loose windows throughout the apartment, 
          inaccessible garbage area, and an inoperative stove pilot light.  
          The owner stated in the application that all repairs had been 
          completed but the tenant has refused to sign work orders.



















          CC210414RT




          In answer to the application, the tenant stated that the stove 
          pilot light still goes out causing the apartment to fill with gas, 
          that the windows are worse than before, that no repairs were done 
          to the entrance door moldings, and that the refrigerator  is 
          defective.

          An inspector from DHCR attempted to visit the apartment on two 
          occasions, December 22, 1987 and January 5, 1988, but the tenant 
          failed to keep the two appointments.

          Based on the inspector's failure to gain access, the owner's 
          application was granted and the rent was ordered restored, 
          effective November 1, 1987.

          In the petition for administrative review, the tenant claims that 
          she called the inspector and asked that the appointment be 
          rescheduled for after January 15, 1988 and was told that this would 
          be OK but then the inspector came anyway.  The tenant states that 
          repairs have not been completed and that there are several other 
          conditions that the owner refuses to address.  

          In answer to the petition, the owner states that the windows were 
          repaired and that the other conditions mentioned by the tenant for 
          the first time in the petition will be addressed as soon as 
          possible.

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

          An owner is entitled to a rent restoration once it is established 
          that all necessary repairs have been completed or that the tenant 
          has prevented the work from being done.  In the instant case, the 
          Division's inspector was unable to gain access to the subject 
          apartment to resolve the conflicting allegations of the parties.  
          The inspector reported that two appointments were made by mail to 
          inspect the apartment and the tenant failed to keep both 
          appointments.There is no evidence to substantiate the tenant's 
          allegation that arrangements were made to postpone the inspection.  
          In such circumstances, the owner is entitled to restoration of rent 
          as the Administrator ordered.  

          The rent restoration was without prejudice to the tenant's right to 
          file a new complaint if the owner had not made necessary repairs or 












          CC210414RT

          if there were additional conditions requiring repair that were not 
          part of the earlier rent reduction proceeding.  The Division's 
          records indicate that the tenant did not file a subsequent 
          complaint but may still do so if the facts so warrant.

          Therefore in accordance with the Rent Stabilization Law and Code, 
          it is
               
          ORDERED that this petition be and the same hereby is denied and the 
          Rent Administrator's order be and the same hereby is affirmed.

                              


          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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