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

          APPEAL OF                                    DOCKET NO.: CH210170RO

               64 Lincoln Road Associates
               c/o R & H Realty Management,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BG210729S


          On August 30, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on July 
          26, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 64 Lincoln Road, Brooklyn, N.Y., Apt.# 5-B, 
          wherein the Administrator determined that a reduction in rent was 
          warranted based upon a reduction in services.

          The Rent Administrator also directed full restoration of services.

          The Commissioner has reviewed all 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 reduced 
          the rent of the subject apartment.

          On July 15, 1987, the tenant filed a complaint alleging that the 
          owner failed to maintain services throughout the subject apartment.

          The owner filed an answer to the complaint, on October 5, 1987, 
          alleging that despite tenant's repeated refusal to provide access 
          to its workers, there was no remaining decrease in services and 
          that the work was substantially completed.

          A DHCR "no access" inspection conducted on April 11, 1988, revealed 
          that the owner did not appear for the appointment and the 



          1.   Ceiling in bathroom is water damaged, peeling paint and 
               plaster due to a water leak from the above apartment.

          2.   Walls in bedroom have mildew due to water leak.

          3.   Walls and ceilings in bedroom closets have peeling paint and 

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          despite the tenant's repeated refusal to provide access to its 
          workers, all service deficiencies were corrected.

          The petition was served on the tenant on October 11, 1988 and on 
          October 19, 1988, the tenant filed an answer to the petition 
          stating that the owner failed to make all necessary repairs.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for reduction of the legal regulated rent to the level in 
          effect prior to the most recent guidelines adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          The record under review shows that although the owner has 
          consistently raised the "no access" issue throughout this 
          proceeding, the owner failed to appear at the "no access" 
          inspection scheduled for April 11, 1988.

          The results of that inspection showed that the owner failed to 
          correct the service deficiencies specified in the complaint in 
          direct contravention to the owner's claim that the work was 
          performed in a workmanlike manner.

          Moreover, the Commissioner notes that the owner's appeal states 
          clearly that many of the repairs had already been made; thus 
          belying the owner's contention that its workers could not gain 
          access to the subject apartment.

          The inspector's report clearly showed the existence of three (3) 
          service deficiencies which the owner failed to address and on this 
          basis, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the Rent Administrator's 



          The Commissioner further finds that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site physical inspection conducted on April 11, 1988, and 
          that pursuant to Section 2523.4(a) of Code, the Administrator was 
          mandated to reduce the rent upon determining that the owner had 
          failed to maintain services.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          order and opinion.

          Upon a restoration of services the owner may separately apply for 
          a rent restoration.

          THEREFORE, in accordance with the provision of the Rent 
          Stabilization Law and Code, it is

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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