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

          APPEAL OF                               DOCKET NO.:              
                    MICHAEL AUCAR,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BK210303S 


          On October 18, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on 
          September 14, 1988, by the Rent Administrator, concerning the 
          housing accommodation known as 302 96th Street, Brooklyn, 
          New York, Apartment 4-F, wherein the Administrator determined that 
          a reduction in rent was not warranted based upon a reduction in 
          services, based upon the tenant's failure to provide access on July 
          29, 1988 and August 1, 1988.

          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 denied 
          the tenant's application for a decrease in rent.

          On November 18, 1987, the tenant filed a complaint alleging that 
          the owner failed to maintain services.

          The owner filed an answer to the complaint on February 11, 1988, 
          alleging that the superintendent has been advised to diligently 
          respond to all service requests and that an appointment for repairs 
          will be arranged between the superintendent and the tenant.

          The Division of Housing and Community Renewal's (DHCR) inspection 
          report of August 1, 1988, noted that the tenant failed to keep two 
          separate inspection appointments.


          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          he was in the subject apartment, on July 29, 1988, waiting for the 
          inspector to appear but that the inspector did not appear and 
          further that he was not notified of the second date of inspection 
          (August 1, 1988).

          The petition was served on the owner on November 29, 1988 and on 
          December 15, 1988, the owner filed an answer to the petition 
          stating that it has made several attempts to do the repair work but 
          that the tenant continually refuses access.

          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.

          Required services are defined in Section 2520.6(r) to include 
          painting, repairs and maintenance.

          The Housing and Maintenance Code provides:

               S D26-10.07   Owner's right of access---No tenant shall 
               refuse to permit the owner or his agent or employee, to 
               enter his dwelling unit or other space under his control 
               to make repairs or improvements required by this code or 
               other law or to inspect such apartment or other space to 
               determine compliance with this code or any other provi- 
               sion of law, if the right of entry is exercised at a 
               reasonable time and in reasonable manner.  The department 
               may by regulation restrict the time and manner of such 

          A review of the file discloses that a properly addressed inspection 
          notice for a July 29, 1988, inspection was mailed to the tenant on 
          July 20, 1988, and that a second properly addressed inspection 
          notice for an August 1, 1988, inspection was placed under the ten- 
          ant's apartment entrance door on July 29, 1988.


          The record under review shows that despite the proper service of 
          two separate notices of inspection, access was not provided by the 
          tenant.  The inspector's report dated August 1, 1988, stated that 
          the tenant failed to keep either inspection appointment.

          Accordingly, the Commissioner finds that the inspector's report 
          corroborates the owner's consistent claim throughout this pro- 
          ceeding that the tenant failed to provide access to his workers to 
          complete the repairs and further finds that the Rent Administrator
          did not err by issuing the order of September 14, 1988.

          THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
          tion Law and Code, it is

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


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