Docket Number: FE 510135-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 510135-RO 
                                            :  
             JERWIN PROPERTIES CO./            DISTRICT RENT ADMINISTRATOR'S
             WINNIFRED DOZIER,              :  DOCKET NO.: EH 510003-S  
             
                              PETITIONERS   :  SUBJECT PREMISES:
        ------------------------------------X    337 West 138th St., Apt. No. 3L,
                                                 New York, New York 10030

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        The above-named owner filed a  timely  Petition  for  Administrative
        Review of an order  issued  on  October  30,  1990,  concerning  the
        housing  accommodations  relating  to  the  above-described   docket
        number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 2520.6(r) and 2523.4 of the Rent Stabilization Code.

        The Commissioner has reviewed all the evidence in the record and has 
        carefully considered that portion of  the  record  relevant  to  the
        issue raised by the administrative appeal.

        On August 1, 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 August 24, 1990, the owner asserted that  all
        required repairs had been or will be completed; and that the  tenant
        was refusing access to the owner to complete repairs.

        Thereafter on September 21,  1990,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

        On October 30,  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  repairs  were
        not completed because the tenant refused access.

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

        Although the owner contends that  the  tenant  refused  access,  the
        owner provided no proof in this petition or  below  that  the  owner
        followed proper procedures in this case pursuant to Policy Statement 
        90-5  "Arranging  Repairs/No  Access  Inspection,"  i.e.  sufficient
        notices for scheduled appointments, certified mail, return  receipt,
        immediate capability to repair during inspection,  etc.   The  owner






          Docket Number: FE 510135-RO
        did not properly notify the  tenant  of  scheduled  appointments  to
        repair.  The owner also failed to appear during the inspection.

        The Commissioner therefore finds that the owner offered no reason to 
        disturb the Administrator's order based on an inspection  disclosing
        the existence of defective conditions, warranting rent reduction.

        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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