Docket Number: FE 410269-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


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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: FE 410269-RO 
                                                
            WEST 15 STREET ASSOCIATES/           DISTRICT RENT ADMINISTRATOR'S
            LOUIS J. DEVITO,                     DOCKET NO.: ED 410256-S
                                           
                                                 SUBJECT PREMISES:
                                                 360 West 15 St., Apt. No.503
                             PETITIONER          New York, NY 10011
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 24, 1991,  the  above-named  owner  filed  a  Petition  for
          Administrative Review against an order issued on April  22,  1991,
          by the Rent Administrator, Gertz Plaza, 92-31 Union  Hall  Street,
          Jamaica, New York, 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 administrative appeal.

          The original proceeding was commenced on April 21,  1990,  by  the
          tenant filing a complaint because the  owner  failed  to  maintain
          certain services in the subject apartment.

          In its answer  filed  on  May  18,  1990,  the  owner  denied  the
          allegations set forth in  the  tenant's  complaint  and  otherwise
          asserted that repairs had been performed and will be completed.

          Thereafter on May 24, 1990, the subject apartment was inspected by 
          D.H.C.R. which confirmed the existence of defective conditions.

          In a follow-up statement  filed  on  June  26,  1990,  the  tenant
          asserted that it is not aware yet of any scheduled repairs of  its
          apartment by the owner and the tenant submitted photos of  present
          disrepair in its apartment.

          Although informed on November 29, 1990 by the tenant's request for 
          scheduled repairs, the owner failed to schedule any repairs.

          On March 22, 1991, the subject apartment was  again  inspected  by
          DHCR which found evidence of defective conditions.

          The Administrator directed on April 22, 1991 restoration of  these
          services and further ordered a reduction of  the  legal  regulated
          rent.

          In this petition, the owner contends in substance that the  tenant
          refused access.






          Docket Number: FE 410269-RO


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

          The owner failed to raise the defense of  tenant  refusing  access
          and  follow  the  proper  procedures  of  Policy  Statement   90-5
          "Arranging  Repairs/No  Access  Inspections"  (certified  mailing,
          return receipt) in the proceeding below and prior to the  issuance
          of the Administrator's order.  The owner only raised this  defense
          as a self-serving and unsubstantiated assertion for the first time 
          on appeal.

          In  addition,  the  tenant  denied  that  it  refused  access  and
          otherwise asserted that it was ready to schedule repairs with  the
          owner.

          Moreover, the owner had twelve months from service of the tenant's 
          complaint to issuance of the Administrator's order to  investigate
          the tenant's complaint and to  make  necessary  repairs,  but  the
          owner failed to do so.

          Accordingly, the Administrator's order  based  on  the  inspection
          disclosing decreased services was correct when issued.

          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