STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          -----------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE      ADMINISTRATIVE REVIEW
          APPEAL OF                                DOCKET NO.:DI610011RO     
                                                        
          J.A.I. Realty,                           RENT ADMINISTRATOR'S
                                                   DOCKET NO.:CH610168S      
                                                       
                                                   SUBJECT PREMISES:
                                                      2250 Grand Concourse
                                                      Apt. BMT
                                                      Bronx, NY  
                                PETITIONER     
          -----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on August 24, 1989 concerning the housing 
            accommodations relating to the above-described docket number.  

            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 petition.

            The tenant commenced this proceeding on August 3, 1988 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner asserted in substance that the tenant refused 
            access.

            A No Access notice was sent to the tenant and the owner, advising an 
            August 10, 1989 inspection date when the tenant should be ready to 
            provide access to the owner's worker(s) and the owner's workers 
            should be ready to perform the repairs at that time.

            Thereafter, a No Access inspection was conducted on August 10, 1989 
            by a DHCR staff member who confirmed the existence of various 
            defective conditions. The inspector noted that the owner failed to 
            keep the appointment.

            By an order dated August 24, 1989, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that the tenant 
            three (3) times refused access to repairmen. The owner further 
            stated that the tenant signed a work order sheet on September 5, 
            1989 and February 14, 1990.

            DHCR mailed a copy of the petition to the tenant.
            DI610011RO







            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.

            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            authorized to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain required 
            services.

            The owner's petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the August 10, 
            1989 inspection which confirmed the existence of defective 
            conditions, warranting a rent reduction. The record establishes that 
            the owner did not appear at the scheduled No Access inspection.

            With respect to allegations of other instances of denied access and 
            work orders performed subsequent to the issuance of the 
            Administrator's order, the Commissioner finds these assertions 
            beyond the scope of review, which is limited to the issues and 
            evidence before the Administrator.

            The owner is advised to file an application for rent restoration 
            based on the restoration of services if the facts so warrant.

            THEREFORE, in accordance with 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, affirmed.



            ISSUED:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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