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

          APPEAL OF                               DOCKET NO.: CD110178RT     

          Vincent D'Auria                         RENT                       
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BH110566S



          On April 19, 1988 the above named petitioner-tenant filed a
          Petition for Administrative Review against an order of the Rent 
          Administrator issued April 11, 1988 concerning the housing 
          accommodations known as Apt. 2D, 30-60 48th Street, Astoria, New 
          York, wherein the Administrator denied the tenant's complaint based 
          on a finding that the tenant failed to provide access to the 
          subject apartment for the purpose of physical inspection.
          The Commissioner has reviewed all the evidence of record and has 
          carefully considered that portion relevant to the issues raised on 

          A review of the record reveals that in 1987, the petitioner-tenant 
          filed a complaint of decrease in services.  The owner responded 
          that the tenant refuses access for the purpose of making repairs.  
          A Notice of Inspection (For Access) was sent to the owner and 
          tenant on February 17,1988, scheduling an inspection date for 
          February 26, 1988, at which time the owner was directed to have a 
          repair person present and ready to attend to repairs.

          The owner did appear with workers who were prepared to paint the 
          ceiling in the bathroom but the tenant refused access.  The Rent 
          Administrator then issued the order appealed herein, denying the 


          tenant's complaint and terminating the proceeding.

          In the petition for administrative review, the tenant asserts that 
          he did not grant access because the owner refused to sign a 
          statement the tenant prepared stating that the violation regarding  
          the bathroom ceiling was incorrectly marked corrected by the  
          inspector from the Office of Code Enforcement and that the landlord 
          was to report this. 
          In answer to the petition, the owner states that when the owner, 
          twe workers, and the inspector from DHCR appeared for the scheduled 
          inspection, the tenant refused to open the door while he prepared  
          letters that he wanted everyone, including the inspector, to sign 
          but which did not make any sense.

          After careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that the petition should be denied.
          Section 2523.4 of the Rent Stabilization Code requires the Division 
          to order a rent reduction, upon application by a tenant, where it 
          is found that the owner has failed to maintain required services.  
          The determination as to whether there has been a failure to 
          maintain services is generally made on the basis of a physical 
          inspection by a DHCR employee.

          In the instant case, the tenant's refusal to permit the inspector 
          or the owner's repairpersons to enter the apartment unless certain 
          conditions were met was unreasonable and prevented the Division 
          from investigating the complaint properly.  The Rent 
          Administrator's denial of the complaint and termination of the 
          proceeding was appropriate in these circumstances.

          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.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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