Docket No: FE 420165-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.: FE 420165-RO 
                                            :  
           URBAN ASSOCIATES/                :  DISTRICT RENT ADMINISTRATOR'S
           THOMAS ROSENTHAL,                :  DOCKET NO.: DK 420104-S  
                                            :
                              PETITIONER    :   
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 15, 1991, the above-named owner filed a timely  petition  for
        administrative review of an order issued on April 9, 1991 concerning 
        the housing accommodations relating to  the  above-described  docket
        number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 9 NYCRR 2520.6(r) and 9 NYCRR 2523.4.

        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 8, 1989, the tenant commenced this proceeding by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment, in particular,  the  presence  of
        leak.

        In its answer filed on December 6, 1989, the  owner  asserted  inter
        alia that all required repairs had been completed.

        In reply to the owner's  answer  filed  on  December  19,  1990  and
        January 9, 1991, the tenant denied that repairs were made.

        Thereafter on April 1, 1991, an inspection of the subject  apartment
        was conducted by a D.H.C.R. inspector who confirmed the existence of 
        defective conditions.

        The Administrator directed on April 9, 1991 the restoration of these 
        services and further ordered a reduction of the stabilization rent.

        In this petition, the owner contends in substance  that  the  tenant
        "consistently denied  access"  and  that  it  "should  not  be  held
        responsible for  repairs  not  completed  when  access  was  refused
        below."







          Docket No: FE 420165-RO
        In reply, the tenant denied that it  refused  access  and  otherwise
        asserted that the repair people came to  its  apartment  at  various
        times, but they never stopped the leak.

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

        The Commissioner  finds  the  owner's  allegation  that  the  tenant
        refused access is belied by the record wherein the  owner  requested
        the tenant to contact repair people.  In addition, though the  owner
        contends in this petition and only on appeal that certified mailings 
        to the tenant were made to allow access, the owner never raised this 
        defense in the proceeding below and failed to request,  pursuant  to
        Policy   Statement   90-5,   No/Access   inspection   for   repairs.
        Furthermore, the tenant indicated that at various times  during  the
        period of December 1990 through May 1991, it attempted to  have  the
        owner's repair people seal the leak.  However, the  leak  was  never
        repaired by the owner.

        Accordingly, the Commissioner finds that the Administrator  properly
        based its determination on the entire record, including the April 1, 
        1991 inspection which disclosed defective conditions.  Moreover, the 
        owner had seventeen months from the date of service of the  tenant's
        complaint  until  the  issuance  of  the  Administrator's  order  to
        investigate the tenant's complaint and to do the necessary  repairs,
        but the owner failed to do so.

        This Order and Opinion is issued without prejudice  to  the  owner's
        right to file the appropriate application for  restoration  of  rent
        based upon the restoration of services, if the facts so warrant.

        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


    

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