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

          APPEAL OF                               DOCKET NOS.: DE110459RT

          CARLOS ROJAS                    
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: CK130071OR


          On May 10, 1989 the above named petitioner-tenant filed a Petition 
          for Administrative Review against an order of the Rent 
          Administrator issued on May 3, 1989 concerning the housing 
          accommodations known as Apt. 3L, at 39-70 62nd Street, Woodside, NY 
          wherein the Administrator granted the owner's rent restoration 
          application based on the tenant's failure to keep scheduled 
          appointments with the inspector.
          The Commissioner has carefully reviewed all the evidence of record 
          and has carefully considered that portion relevant to the issues 
          raised on appeal.

          The owner filed an application seeking restoration of rent that had 
          been reduced in an order issued on April 1, 1986 under Docket No. 
          AB110114S.  The owner stated in the application that all services 
          had been restored.

          In answer to the application, the tenant stated that the owner had 
          not made the necessary repairs.
          On April 17, 1989, DHCR's inspector sent the tenant a notice 
          scheduling an inspection of the apartment on April 24, 1989.  The 
          inspector was unable to gain access on that date and left a notice 
          under the tenant's door advising that the inspection should take 
          place the following day.  The inspector reported that he was unable 
          to gain access that day as well.


          Based on this report, the Rent Administrator granted the owner's 
          rent restoration application.                                 

          In the petition for administrative review, the tenant asserts that 
          he was unable to provide access on April 24, 1989 because he did 
          not receive the Notice of Inspection until April 25, 1989.  He 
          contends that the repairs have not been and that he is willing to 
          provide access to the inspector if given advance notice.

          In answer to the petition, the owner asserts that extermination 
          service is provided on a regular basis and that the ceilings have 
          been plastered and repaired throughout.
          After careful consideration of the evidence of record, the 
          Commissioner is of the opinion that the petition should be

          An owner is entitled to restoration of rent that was ordered 
          reduced by DHCR because of a finding of failure to maintain 
          services once it is established that all required services cited in 
          the rent reduction order have been restored.  The determination as 
          to whether services have been restored is generally made on the 
          basis of a physical inspection of the premises by a DHCR employee.

          In the instant case, notice to the tenant was sent by the inspector 
          a full week before the inspection was scheduled which should have 
          been sufficient time for the notice to reach the tenant.  However, 
          even if the mailed notice did not get to the tenant in time, 
          another notice was placed under the tenant's door which the tenant 
          does not deny receiving and which afforded the tenant sufficient 
          opportunity made arrangements for access the following day.

          A tenant cannot deprive the owner of rent restoration by not 
          allowing the Division's inspector to investigate whether required 
          services have been restored.  The Rent Administrator properly 
          granted the owner's application after the inspector made two 
          unsuccessful attempts to visit the apartment.

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

          ORDERED that these petitions be and the same hereby are denied and 
          the Rent Administrator's order be and the same hereby is affirmed.

                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name