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

          APPEAL OF                               DOCKET NO.: CG110189RT
          ELEODORA CORTEZ                         RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BL110167OR


               On July 29, 1988 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued July 15, 1988.  The order concerned housing 
          accommodations known as Apt C3 located at 47-06 46th Street, 
          Woodside, N.Y.  The Administrator granted the owner's rent 
          restoration application.  

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

               The owner commenced this proceeding on December 31, 1987 by 
          filing a rent restoration application wherein he alleged that the 
          tenant was refusing access to the subject apartment for repairs to 
          be done in accordance with the Administrator's order issued in 
          Docket No. BD110094S.  The Commissioner notes that the rent was 
          reduced based on findings of roach infestation and defective pilot 
          lights on the stove.

               The tenant was served with a copy of the application and 
          afforded an opportunity to respond. The tenant filed a response on 
          February 3, 1988 and disputed the owner's assertion that access to 
          the apartment had been denied. 
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on April 1, 1988 and 
          revealed evidence of roaches in the kitchen and bathroom.  The 
          inspector also reported that the stove had been repaired.

               The Administrator issued the order being appealed on        
          July 15, 1988.  The owner's application was granted and the rent 
          was ordered restored effective February 1, 1988.  The tenant was 


          cautioned to allow the owner access to correct the roach 
          infestation condition. 

               On appeal the tenant states, in relevant part, that the 
          apartment is still infested with roaches and that she provided 
          access to the apartment to the owner.  The petition was served on 
          the owner on September 16, 1988.   

               The owner filed a response on October 5, 1988 and stated, in 
          sum, that the order being appealed was correctly issued and should 
          be affirmed.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the proceeding should be remanded to the Administrator for 
          further processing.

               The Commissioner's review of the record reveals that the owner 
          never proved its assertion in the rent restoration application that 
          the tenant was refusing to allow access to the apartment.  
          Furthermore, the inspector reported evidence of roach infestation 
          in the kitchen and bathroom.  Based on the foregoing, the 
          Administrator should not have granted rent restoration.

               The proceeding must be remanded to the Administrator for 
          further processing.  On remand the owner must establish, by proper 
          proof, that the tenant either withheld access to the subject 
          apartment or that the infestation condition has been corrected.  
          The order hereunder review remains in full force and effect until 
          a new order is issued on remand.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that this proceeding be, and the same hereby is, 
          remanded to the Administrator for further processing consistent 
          with this order and opinion.


                                             LULA M. ANDERSON  
                                             Deputy Commissioner

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