Docket No.: FE 610128-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 610128-RO 
                                            :  
             WILLIAM SKOBAC,                   DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: DJ 610112-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  12,  1991,  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.

        This proceeding was commenced on October 13, 1989  when  the  tenant
        filed a complaint asserting that the owner had  failed  to  maintain
        certain services in the subject apartment.

        In its answer filed on November 10, 1989, the  owner  asserted  that
        there were difficulties in having  access  for  repairs;  that  some
        required repairs had been made; and that all other repairs  will  be
        completed when the tenant allows access.

        Thereafter on  January  14,  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 February 12, 1991 restoration of these 
        services and further ordered a reduction of the stabilized rent.

        In this petition, the owner states in  substance  that  repairs  had
        been "completed to (tenant's) satisfaction" on  November  14,  1989;
        and that delays in repairs were due to tenant's refusal of access.

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

        The owner's contention that repairs were made before the  inspection

        and the order was issued is belied  by  the  report  of  the  agency
        inspector.  

        As to the allegation that  the  tenant  refused  access,  the  owner
        failed to prove scheduled appointments,  certified  mailing,  return






          Docket No.: FE 610128-RO
        receipts and  other  evidentiary  requirements  pursuant  to  Policy
        Statement 90-5 "Arranging Repairs/No Access Inspection."

        This Order and Opinion is issued  without  prejudice  to  the  owner
        filing an application for restoration of services, if the  facts  so
        warrant.

        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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