FC 610012-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:             
                                                  FC 610012-RO
                 STANLEY WASSERMAN,     
                                                  RENT      ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      EJ 610237-S 


          On February 26, 1991, the above-named owner filed a petition  for
          administrative review of an order issued on February 20, 1991, by 
          a Rent Administrator concerning the housing  accommodation  known
          as Basement, 2106 Bronx Park East, Bronx, New York, wherein  rent
          was reduced due to a diminution of services.

          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 petition for review.

          On October 4, 1990 the subject tenant filed an application for  a
          rent reduction based on the owner's alleged failure  to  maintain
          services alleging various items of complaint.

          The Rent Administrator's file contains no evidence of any answers 
          having been interposed by the owner.

          On January 3, 1991 a physical inspection of the subject apartment 
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted that the  complained
          of conditions were as alleged by the tenant.

          On February 20, 1991 the Rent Administrator issued the order here 
          under review finding that a diminution of services  had  occurred
          and reducing the tenant's rent to the level in  effect  prior  to
          the last rent guideline increase which commenced before  the  ef-
          fective date of the rent reduction.

          In his petition for  administrative  review  the  owner  requests
          reversal of the  Rent  Administrator's  order  alleging  that  he
          interposed an answer to the tenant's complaint wherein he alleged 
          a denial of access by the tenant and submitted evidence of denial 
          of access, and that this answer was not considered  by  the  Rent
          Administrator.  Attached to the owner's petition are: a photocopy 
          of the owner's November 5, 1990 answer with photocopied proof  of
          receipt by the DHCR, photocopied letters to the tenant requesting 
          access dated October 22, 1990 and October 29,  1990,  photocopied
          proof of mailing for  both  letters,  and  photocopied  proof  of

          FC 610012-RO
          receipt by the tenant of the letters.

          The tenant did not interpose an answer to  the  owner's  petition
          although she was afforded an opportunity to do so.

          After careful consideration the Commissioner is  of  the  opinion
          that this petition should be granted.

          The Commissioner notes that the owner, within five  days  of  his
          being served with a copy of the tenant's complaint, contacted the 
          tenant by both regular and certified mail to  obtain  access  for
          the purpose of effectuating repairs and that the owner, one  week
          later contacted the tenant again by both  regular  and  certified
          mail for the same purpose.  The Commissioner  additionally  notes
          that the tenant received these letters and that  the  tenant  has
          not denied any of the allegations  made  by  the  owner  although
          afforded the opportunity to do so.

          Accordingly, the Commissioner finds that t e  tenant  denied  ac-
          cess and that the rent reduction should be revoked.

          If there are arrears due the owner as a result of this order  and
          opinion the tenant shall be permitted to pay off said arrears  in
          three equal, monthly installments beginning with the  first  rent
          payment date after issuance of this order and opinion.

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

          ORDERED, that this petition be, and the same hereby  is,  granted
          and that the Rent Administrator's order be, and the  same  hereby
          is, revoked.


                                                ELLIOT SANDER
                                                Deputy Commissioner


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