Docket Number: FD-510079-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 510079-RO
                                            :  
             4455  BROADWAY   ASSOCIATES/           DISTRICT   RENT   ADMIN.
             ISAAC HEITZ,                   :  DRO DOCKET NO.: EJ 510133-S

                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 4, 1991, the above-named owner filed a timely petition  for
        administrative  review  of  an  order  issued  on  March  26,  1991,
        concerning t e  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 October 3, 1990, the tenant commenced this proceeding by filing a 
        complaint asserting that the owner had failed  to  maintain  certain
        services in the subject apartment.

        In its answer filed on October  19,  1990,  the  owner  asserted  in
        substance that it arranged in four instances various dates with  the
        tenant  to  allow  access  for  repairs,  but  the  tenant  was  not
        cooperative  at  all.   The  owner  provided  no  proof  of  notices
        specifying scheduled dates to repair, certified mail, return receipt 
        requested.

        On February 13, 1991, both owner and  tenant  were  informed  of  an
        inspection of the subject housing accommodation to be held on  March
        7, 1991.

        Thereafter on March 7, 1991, an inspection of  the  subject  housing
        condition was conducted  by  a  DHCR  inspector  who  confirmed  the
        existence of defective conditions.  The inspector reported that  the
        owner did not appear for the  inspection  or  was  not  prepared  to
        commence repair.

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

        In this petition, the owner states in substance that despite  having
        been informed of various repairs dates, the tenant refused access.








          Docket Number: FD-510079-RO

        After careful consideration, the Commissioner is of the opinion that 
        the petition should be denied.

        The record clearly shows that on February 13, 1991, both  owner  and
        tenant were  informed  of  an  inspection  of  the  subject  housing
        accommodation to be held on March  7,  1991.   The  owner  was  also
        informed of Policy Statement  90-5  "Arranging  Repairs/  No  Access
        Inspections" which detailed procedures to be  followed  when  tenant
        refuses access, but the owner failed to follow said procedures.  The 
        owner provided no proof of notices  specifying  scheduled  dates  to
        repair; certified mail, return receipt requested.   The  owner  also
        did not appear for the  inspection  or  was  not  prepared  for  the
        inspection to commence repair.  Lastly, inspection on March 7,  1991
        showed  diminutions  of   service,   accordingly   warranting   rent
        reduction.

        This Order and Opinion is issued without prejudice  to  the  owner's
        right to file an application for restoration of services.

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




                                                   
    

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