DJ410112RO

                                  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.:
                                                       DJ410112RO
                  
                                                       RENT ADMINISTRATOR'S
                    STANTON REALTY,                    DOCKET NO.:
                                                       CG410032S

                                                       SUBJECT PREMISES:
                                                       175 Stanton Street
                                   PETITIONER          Apt. 3, N. Y., NY
          ----------------------------------x     



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on September 25, 1989, concerning 
          the above-described housing accommodations.

          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 July 5, 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 
          to provide access and that extermination service was provided on a 
          regular basis.

          A No Access Notice was sent to the tenant and the owner, advising 
          them of an August 3, 1989 inspection date when the tenant should be 
          ready to provide access to the owner's worker(s) and the owner's 
          worker(s) should be ready to perform the repairs. 















          DJ410112RO




          Thereafter, a No Access inspection was conducted on August 3, 1989, 
          by a Division of Housing and Community Renewal (DHCR) staff member 
          who confirmed the existence of various defective conditions.  The 
          inspector noted that the owner appeared with workers, who began to 
          make repairs.

          On September 14, 1989, a second inspection of the subject apartment 
          was conducted by a DHCR staff member who again confirmed the 
          existence of defective conditions. 

          By an order dated September 25, 1989, the Administrator directed 
          the restoration of services and ordered a rent reduction. 

          In this petition, the owner contends in substance that the tenant 
          had repeatedly failed to provide access, that regular extermination 
          service is provided, and that subsequent to the issuance of the 
          rent reduction order the work was completed.

          DHCR mailed a copy of the petition to the tenant who answered, 
          stating that the deficiencies had not been remedied and that the 
          owner has failed to keep scheduled appointments for access when she 
          has waited at home for the workers.

          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 
          September 14, 1989 inspection which confirmed the existence of 
          defective conditions, warranting a rent reduction.

          The Commissioner notes that although copies of letters concerning 
          access were submitted, the owner failed to adequately substantiate 
          its assertion relating to lack of access both below and on this 
          appeal.

          The rent will be restored only when an owner's application to 
          restore the rent is filed and granted.  The owner is advised to 
          file such an application if the facts so warrant.













          DJ410112RO


          The automatic stay of the retroactive rent abatement that resulted 
          from the filing of this petition is vacated upon issuance of this 
          Order and Opinion.


          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and Operational Bulletin 84-1, 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:





                                                                                                                         
                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner








    

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