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

          APPEAL OF                                  DOCKET NO.: CL210027RT  
                   BLANCH E. PURNELL                                         
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BL210482S   


          On December 8, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on     
          November 10, 1988, by the Rent Administrator, concerning the 
          housing accommodation known as 121 Jefferson Avenue, Brooklyn, New 
          York, Apt.#16, wherein the Administrator determined that a 
          reduction in rent was not warranted. 

          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 decrease in rent.

          On December 29, 1987, the tenant filed a complaint alleging that 
          the owner failed to maintain services.

          The owner filed an answer to the complaint alleging that the 
          tenant's request for a rent reduction is unjustifiable because the 
          tenant has consistently denied access to his workers.

          A DHCR inspection conducted on September 22, 1988, revealed that 
          several of the service deficiencies specified in the tenant's 
          complaint were corrected but that the kitchen ceiling was in need 
          of painting and the apartment door lock was inoperative.  The 
          inspector's report also noted that the owner was present but that 
          the tenant refused access to the owner to enter the apartment for 

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the owner failed to maintain services in the subject apartment and 
          denied that she failed to provide access to the owner's workers.

          The petition was served on the owner on December 20, 1988.

          After 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 provision 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 inspections.

          A review of the file discloses that the DHCR scheduled a "no 
          access" inspection for September 22, 1988, and that the inspector's 
          report stated that the parties were present but that the tenant 
          refused to provide access to the owner's workers to allow them to 
          do the necessary repair work.

          Accordingly, the Commissioner finds that the inspector's report 
          corroborates the owner's consistent claim throughout this 
          proceeding that the tenant failed to provide access to his workers 
          to complete the repairs and to paint the kitchen ceiling and 
          further finds that the Rent Administrator did not err by issuing 
          the order of November 10, 1988.

          THEREFORE, in accordance with the provisions of the Rent 
          Stabilization 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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