EL 520288 RO
                                  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.: EL 520288 RO

               Isaac Heitz for Manor Mgmt.,    DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: DE 520248 S
                                   PETITIONER
          -----------------------------------X

           ORDER AND OPINION REMANDING PETITION FOR ADMINISTRATIVE REVIEW

          On December 26, 1990, the above-named  petitioner-owner  filed  a
          Petition for Administrative Review (PAR) against an order  issued
          on December 5, 1990 by the District Rent Administrator  at  Gertz
          Plaza, Jamaica, New York, concerning the  housing  accommodations
          known as 20 Broadway Terrace, Apartment 3D, New York,  New  York,
          wherein the Administrator reduced the tenant's rent of a  finding
          of a reduction of services.

          The applicable law is Section 2202.4 of  the  Rent  Stabilization
          and Eviction Regulations.

          The issue on appeal is  whether  the  Administrator's  order  was
          proper.

          The tenant commenced these proceedings on May 4, 1989 by filing a 
          complain alleging various reductions in service.

          The owner responded on June 2, 1989, alleging, among other items, 
          that  the  tenant  refused  to  allow  repairmen  access  to  the
          apartment, including  in  its  answer  a  copy  of  a  letter  it
          allegedly sent to the tenant, said  letter  informed  the  tenant
          that the owner had sought to make an appointment with the  tenant
          to make repairs, but had been unable to contact the tenant.

          An inspection was conducted on April 3, 1990 by a member  of  the
          Division's  inspection  staff.   The  inspection  confirmed   the
          existence of some of the conditions claimed by  the  tenant,  and
          found that other complained-of conditions did not exist.

          On December 5, 1990 the Rent Administrator issued an order  based
          on the report of the physical inspection,  reducing  the  Maximum
          Legal Rent by $17.00 per month,  effectiv3e  on  the  first  rent
          payment day following the issue date of the order.

          In the appeal the petitioner reiterates its assertions below that 
          the tenant refused access to the apartment to make repairs.

          The Commissioner is of the opinion that these proceedings  should
          be remanded  to  the  District  Rent  Administrator  for  further
          consideration.

          A review of the record reveals that  the  owner,  in  its  answer






          EL 520288 RO
          before the Administrator, supplied documentary  evidence  tending
          to indicate denial of access to the owner by the tenant, and that 
          the Administrator did not consider this evidence when making  its
          decision.

          THEREFORE, in accordance with the  provisions  of  the  Rent  and
          Eviction Regulations, it is

          ORDERED, that this petition be and the same hereby is granted  to
          the extent of remanding this  proceeding  to  the  District  Rent
          Administrator for further  processing  in  accordance  with  this
          order and opinion.  The Administrator's Order finding a reduction 
          in  services  remains  in  effect  pending  the   Administrator's
          decision made upon remand.

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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