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

          APPEAL OF                                    DOCKET NO.: CH110144RT

                    Milton Zeller,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BL120264S


          On August 31, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on 
          August 3, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 122-20 Ocean Promenade, Rockaway Park, N.Y., 
          Apt. 4-K, wherein the Administrator determined that the tenant's 
          application for a reduction in rent should be denied based upon the 
          tenant's failure to provide access to the subject apartment.

          The Commissioner has reviewed all of 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 denied 
          the tenant's application for a reduction in rent.

          On December 14, 1987, the tenant filed a complaint alleging that 
          the owner failed to maintain required services.

          The owner filed an answer to the complaint, on April 1, 1988, 
          alleging that it has unsuccessfully tried to gain access to the 
          subject apartment on three separate occasions.  The owner submitted 
          copies of certified letters sent to the tenant scheduling 
          appointments for repairs.

          Neither party appeared for a "no access" inspection, scheduled for 
          June 27, 1988.
          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          he failed to receive notice of the inspection.


          The petition was served on the owner on October 19, 1988 and on 
          November 2, 1988, the owner filed an answer to the petition stating 
          that the tenant has a history of failing to keep appointments and 
          that its workers could not gain access to the subject apartment.

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

          The Commissioner notes that in the processing of a case below, 
          standard operating procedure requires that an inspection request 
          form be completed and that both parties be notified of the date and 
          time scheduled for a "no access" inspection.  In the case at bar, 
          the check off boxes on the inspection request form denoting 
          standard notice to the parties were blank and the record does not 
          contain copies of notices sent to the parties scheduling the 

          Given the tenant's claim on appeal that the Rent Administrator 
          failed to give him adequate inspection notice, the Commissioner 
          finds that the proceeding should be remanded to the Rent 
          Administrator for the purpose of conducting an inspection of the 
          subject apartment to determine whether the owner is providing those 
          services specified in the complaint.  The Rent Administrator must 
          give notice to all parties of the scheduled inspection.

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York City, it is

          ORDERED, that this petition be, and the same hereby is, granted to 
          the extent of remanding this proceeding to the Rent Administrator 
          for further processing in accordance with this order and opinion.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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