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

          APPEAL OF                               DOCKET NO.:
          T.J. Bennett Realty Corp./              RENT ADMINISTRATOR'S
          Deborah Jones,                          DOCKET NO.:

                                                  PREMISES: Apt.1E
                                                  640 West 171st. St.
                                                  New York, NY


          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 19, 1990 concerning the 
          housing accommodations relating to the above-described docket 

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised in this petition. 

          The tenant commenced the proceeding on October 13, 1988 by filing 
          a complaint asserting that the owner failed to maintain various 
          services in the subject apartment.

          In answer, the owner denied the allegations in the complaint and 
          otherwise asserted that services were being provided and 
          maintained; that many repairs were done; that other repairs would 
          be completed; and that the tenant often refused entry to repairmen.

          On November 3, 1989, DHCR mailed to the parties involved Notices of 
          Inspection (For Access), directing them to be present on November 
          15, 1989 at about 9:00 - 9:30 AM for purposes of repairs and 
          restoration of services. The Notice of Inspection (For Access) 
          identified the DHCR staff member who would inspect the subject 


          Thereafter, a physical inspection of the apartment was conducted at 
          the appointed time by a DHCR staff member who confirmed the 
          existence of defective conditions. The owner was not present at the 

          Based on the inspection results, the Administrator directed the 
          restoration of services and ordered the reduction of the maximum 
          legal rent as follows: $1.50 for the rotted living room window 
          sill, $1.50 for the kitchen window which is difficult to open and 
          close, $1.50 for the rotted bathroom window sill, and $3.00 for 
          black smoke stains on the bedroom ceiling.

          In the petition for administrative review, the owner contends in 
          substance that the inspector being a friend of the tenant, the 
          inspection results are "false"; and that all conditions were  

          In answer, the tenant denied the allegations in the petition. 

          In reply, the owner stated that the complaint was "unfounded and 
          and reinspection by a person other than the initial inspector would 
          prove same".

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Administrator may impose a rent reduction when there has been 
          a decrease in essential services, furnishings or equipment, among 
          other things.

          The petition does not establish any basis to revoke or modify the 
          Administrator's determination based on the November 15, 1989 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction. The owner was properly notified of the 
          No Access inspection and its absence at the appointed time was 
          inexcusable. Accordingly, the order appealed from was in all 
          respects proper and is hereby sustained.

          The Commissioner notes that the Notice of Inspection (For Access) 
          which was mailed to the owner identified the DHCR staff member who 
          would inspect the subject apartment.The unsubstantiated contention 
          that the inspection result was tainted by the inspector's 
          friendship with the tenant was not raised in the proceeding below 
          and is now raised for the first time on appeal: thus said 
          contention is beyond the scope of review.


          The Commissioner further notes that the owner's rent restoration 
          application (FL520184OR) was granted on May 19, 1993. In this 
          application, the owner stated that it installed new windows and 
          repaired the defective conditions.

          The automatic stay of the retroactive rent reduction that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.
          THEREFORE, in accordance with the Rent and Eviction Regulations,  
          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, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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