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

          APPEAL OF                                    DOCKET NO.:
                                                       RENT ADMINISTRATOR'S
                   WEST BANK REALTY,                   DOCKET NO.:

                                                       SUBJECT PREMISES:
                                                       82 West 105th St.
                                                       Apartment 2-E
                                   PETITIONER          New York, NY


          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on October 6, 1989, concerning the 
          housing accommodations relating to the above-described docket 

          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 September 2, 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 was not 
          providing access.  A letter from the owner to the tenant concerning 
          access was also submitted.

          The Division of Housing and Community Renewal (DHCR) scheduled a
          No Access inspection on September 28, 1989, informing the parties 
          beforehand that the tenant should be ready to provide access to the 
          owner's workers who should also be ready to perform the repairs at 
          that time.


          On September 28, 1989, a No Access inspection of the subject 
          apartment was conducted by a DHCR staff member who confirmed the 
          existence of defective conditions.  The inspector noted that the 
          tenant was present at this inspection, but that the owner and his 
          workers were not.

          By an order dated October 6, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In this petition, the owner contends in substance that the tenant 
          did not ask for a rent reduction in his original complaint.

          In answer, the tenant asserted that the Agency was authorized to 
          issue a rent reduction even if the tenant did not specifically 
          request one in his complaint.

          The owner responded to this, refuting the tenant's assertion.  The 
          owner also noted in his response that the tenant was not providing 

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

          A careful review of the record reveals that the tenant did, in 
          fact, fail to request a rent reduction in his original complaint.  
          However, rent controlled tenants do not have to request a rent 
          reduction on their complaint in order to be entitled to one.

          The Commissioner also deems it appropriate to further note that the 
          DHCR scheduled a No Access inspection on September 28, 1989,  
          informing the parties beforehand that the tenant should be ready to 
          provide access to the owner's workers who should also be ready to 
          perform the repairs at the time.  During the No Access inspection, 
          a DHCR staff member confirmed the existence of various defective 
          conditions, and reported that the tenant was present and that the 
          owner and the owner's workers were absent at the time of inspec- 

          Accordingly, the owner's petition does not establish any basis to 
          modify or revoke the Administrator's determination based on the 
          September 28, 1989 inspection which confirmed (1) the existence of 
          defective conditions warranting a rent reduction, and (2) the fact 
          that the owner and the owner's workers were not ready to perform 
          repairs at the No Access inspection.  


          Division records indicate that the owner has filed an application 
          to restore the rent which was denied on March 18, 1992, under 
          Docket No. FH420017OR.  The owner is advised to file another such 
          application if the facts so warrant.

          THEREFORE, in accordance with the Rent Control Law and Regulations 
          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, 


                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner


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