EJ 210101 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: EJ 210101 RO

               Ed Brenner,                     DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: DI 230111 B


               On October 1,  1990,  the  above-named  petitioner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          August 28, 1990 by the Rent Administrator  of  the  Gertz  Plaza,
          Jamaica,   District   Rent   Office,   concerning   the   housing
          accommodations known as 613 54th Street, Apt 12, Brooklyn, 
          New York.

               The Administrative Appeal is being  determined  pursuant  to
          the provisions of 9NYCRR 2523.4.

               The issue herein is whether there was a decrease in services 
          warranting reduction of the legal regulated rent.

               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 by the administrative appeal.

               On October 14, 1989 the tenant filed a complaint of decrease 
          in services, alleging various decreases in service.

               The owner did  not  interpose  an  answer  to  the  tenant's

               On August 15, 1990 a  physical  inspection  of  the  subject
          housing accommodation was conducted by the DHCR.  The  owner  was
          not present, thus the inspector could  not  gain  access  to  the
          subject premises.

               On August 28, 1990, the Rent Administrator  found  that  the
          owner had not kept the scheduled appointment, thus constructively 
          admitting the factual allegations of the tenant's complaint.  The 
          Administrator thus issued an order based on  the  report  of  the
          physical inspection, reducing the legal  regulated  rent  by  the
          percentage of the  most  recent  guidelines  adjustment  for  the
          tenant's lease  which  commenced  before  January  1,  1990,  the
          effective date of the order, and directing the owner to refund to 
          the tenant all amounts collected in excess of the  reducing  rent
          since the above mentioned effective date.

               In his petition,  the  owner  contends  that  the  inspector
          "insisted" on making an appointment for 2:00  p.m.,  despite  the
          owner's telling him that it would be very difficult for him to be 

          EJ 210101 RO
          at the premises at that time.  Owner further contends  that  when
          the inspector had previously attempted to inspect  the  premises,
          the  tenant  refused  him  access.   Owner  additionally   rebuts
          tenant's complaint of decrease in services claiming that  defects
          have either been corrected or that no defects exist.

               The Commissioner is of the opinion that this petition should 
          be denied.
               The owner did not answer the  Administrator  below.   He  is
          thus barred from presenting his allegation for the first time  on

               This order is issued without prejudice to the owner's  right
          to file the appropriate application for restoration of the  rent,
          if the facts so warrant.

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

               ORDERED, that this petition for  administrative  review  be,
          and the same hereby is, denied, and, that the order of  the  Rent
          Administrator be and the same hereby is, affirmed.


                                                       ELLIOT SANDER
                                                       Deputy Commissioner

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