ADM. REVIEW DOCKET NOS.: DC 120054 RT & DC 110358 RT

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

          APPEALS OF                             DOCKET NOS.:              
                                                 DC 120054 RT; 
                                              :  DC 110358 RT
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 CE 120094 OR
                JOSEPH SAN FILIPPO                             

                              PETITIONER      : 


               On March 9, 1989, the above-named petitioner tenant filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          March 7, 1989 by the Rent Administrator at Gertz Plaza, Jamaica, 
          New York,  concerning the housing accommodations at 117-01 Park 
          Lane South, Apartment A4N, Queens, New York, wherein the 
          Administrator determined the owner's application filed on May 18, 
          1988 to restore rents reduced by an order issued on February 18, 
          1988 per Docket No. BJ 110020 B.

               The challenged order restored the tenant's rent based on the 
          results of inspections held on December 5 and 6, 1988 at which time 
          the petitioner herein failed to provide access to the Division's 

               On appeal, the tenant asserts that intercoms are still out of 
          order, and requests reinspection. The owner responded that it was 
          unable to obtain access to the tenant's apartment to investigate 
          the tenant's allegations on appeal, and points out that the tenant 
          is the only one appealing the rent restoration order.

               The record reveals that on November 22, 1988, the inspector 
          notified all tenants affected by the rent restoration application 
          that a physical inspection to check if the intercom system is 
          working would take place on December 4 or 5, 1988.  The inspector 
          did appear at the premises on December 5, 1988 but was unable to 
          obtain access to the petitioner's apartment to check the intercom.  

          ADM. REVIEW DOCKET NOS.: DC 120054 RT; DC 110358 RT

          The inspector returned the next day (December 6, 1988) and again 
          was unable to obtain access.  He was able to check other apartments 
          and, except for four units, found the intercoms to be working 

               Based on the evidence of record, the Commissioner finds that 
          the tenant had adequate notice of the inspections, that he refused 
          access to the inspector, and that the Administrator properly 
          ordered the rent restored.

          The tenant may file another complaint with the Division if the 
          intercom is still defective and the owner has not made necessary 
          repairs despite adequate notice and opportunity to do so.

               The tenant filed a second administrative appeal on March 20, 
          1989 inadvertently assigned Docket No. DC 110358 RT, and which is 
          dismissed as duplicative.

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

               ORDERED, that the tenant's petition (DC 120054 RT) be denied 
          and the duplicate petition (DC 110358 RT) be terminated and that 
          the Administrator's order be affirmed.                             

                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner

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