EC220286RO
                                    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.:             
                                                  EC220286RO
                 
                                                  RENT ADMINISTRATOR'S
                      JOSEPH KAIN,                DOCKET NO.:
                                                  CL220353S

                                                  PREMISES:  Apt. 6
                                   PETITIONER     1465 44th Street  
          ----------------------------------x     Brooklyn, NY

            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 March 7, 1990, 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 in this petition.  

          The tenant commenced the proceeding below on December 22, 1988, by 
          filing a complaint asserting that the owner had failed to maintain 
          various services in the subject apartment.

          In answer,  the owner asserted without any substantiation that the 
          tenant complained about the same conditions under Docket No. 
          CB220170S, and in the same manner refused access to repair people.  

          Thereafter, a physical inspection of the subject apartment was 
          conducted on February 13, 1990, by a Division of Housing and 
          Community Renewal (DHCR) staff member who confirmed the existence 
          of defective conditions.

          By an order dated March 7, 1990, the Administrator directed the 
          restoration of services and ordered a rent reduction as follows:


               1.   The small bedroom window sash had a 
                    broken glass pane, was loose and rotted.    $  2.00
                    
                    The bathroom window sash was rotted.           1.50

                    The master bedroom top window sash was












          EC220286RO


                    broken, loose and rotted.                      3.00

                    The living room top window sash pane 
                    was broken.                                    2.00

               2.   The foyer walls outside the bathroom
                    walls were cracked and peeling paint.          3.00

               3.   The defective bathroom door did not
                    close fully.                                   2.00
                         
               4.   The apartment entrance door lock was 
                    defective, and the door molding was
                    loose from the wall.                           7.00

                                                       Total -  $ 20.50
                                                                  =====
          In the petition for administrative review, the owner repeats the 
          contentions below that the tenant refused access and that the 
          tenant's complaint (Docket No. CB220170S) was dismissed because of 
          tenant's denied access.

          In answer, the tenant asserted that the conditions continue to 
          exist; that the apartment entrance door lock was repaired by the 
          tenants' association and the Crime Victims; and that she is 
          homebound and ill.

          In reply, the owner denied the allegations in the tenant's answer 
          and otherwise asserted that the tenant refused access to the 
          owner's repairmen to obtain a rent reduction.

          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 Rent Administrator may impose a rent reduction when there has 
          been a decrease in services.

          Based on the evidence in record, the Commissioner finds the 
          contention of tenant refusing access as unsubstantiated and without 
          merit.  The owner submitted no proof or attachment in the pro- 
          ceeding below and in this petition of copies of letters to the 
          tenant attempting to arrange access dates.

          A search of DHCR's records reveals that Docket No. CB220170S was 
          dismissed on May 5, 1989 due to tenant's refusal of access on March 
          21 and 22, 1989. That determination however did not absolve the 
          owner from establishing in the instant proceeding, filed 6 months 
          later, that he was unable to obtain access to attend to repairs.
          The owner's petition fails to establish any basis to modify or 
          revoke the Administrator's determination based on the physical 






                    


          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction.  Accordingly, the Administrator's 
          order when issued was in all respects proper and is hereby 
          sustained.

          The Commissioner notes that the status of the rent restoration 
          applications is as follows:

               Docket No. EH220007OR granted in part on May 21, 1991;
               Docket No. FE220235OR denied on March 27, 1992.

          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 Rent Administrator's order be, and the same hereby is, 
          affirmed.


          ISSUED:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner




                 






    

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