Docket Number: FD-220038-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.: FD 220038-RO
                                            :  
             NEWTON PRIMUS,                    DRO DOCKET NO.:  DK  220276-S
          
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        The above-named owner filed a  timely  Petition  for  Administrative
        Review of an order issued  on  February  26,  1991,  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 by the petition.

        On November 15,  1989,  the  tenant  commenced  this  proceeding  by
        filing a complaint that the owner had  failed  to  maintain  certain
        services in the subject apartment.

        In its answer filed on December 18, 1989  and  March  9,  1990,  the
        owner denied the allegations set forth in the tenant's complaint and 
        asserted that the tenant had a history of refusing access.

        In reply, the tenant stated "I never refused  or  denied  access  to
        landlord within working hours as long as I was properly informed  of
        the time and day."

        On January 7, 1991, inspection was requested.  But the owner  failed
        to submit to DHCR copies of letters specifying  attempted  scheduled
        appointments to repair the subject apartment.

        Thereafter on February  26,  1991,  an  inspection  of  the  subject
        apartment was conducted  by  a  DHCR  inspector  who  confirmed  the
        existence of defective conditions.  The owner  was  not  present  at
        this inspection.

        On February 26, 1991, the Administrator directed restoration of  the
        services and further ordered a reduction of the stabilization rent.

        In this petition, the owner states  in  substance  that  the  tenant
        allowed access only after the order was issued.

        The Commissioner is of the opinion  that  this  petition  should  be
        denied.

        Although the owner alleged tenants' refusal of access, the owner 
        failed  to  arrange  repairs  for  no  access  inspections  in   the
        proceeding below pursuant to Policy Statement  90-5.   In  addition,






          Docket Number: FD-220038-RO
        the tenant denied the owner's contention and  alleged  that  it  was
        available within working hours as long as "I was  properly  informed
        of the time and day."  Accordingly, the owner failed  to  prove  its
        contention in this regard.

        The  record  clearly  shows  that  a  February  6,  1991  inspection
        confirmed  the  existence  of  defective  conditions.    Thus,   the
        Administrator properly found a  diminution  of  service,  warranting
        rent reduction.

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

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner