FF 110446-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.:   
                                                  FF 110446-RO             
                 STEPHEN GOLLER CO.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      FB 110140-S         
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On June 27, 1991, the above-named petitioner filed an Adminis- 
          trative Appeal against an order issued on June 11, 1991 by the 
          District Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodations known as 37-05 
          88th Street, Jackson Heights, New York, Apartment E-2.

          The Administrative Appeal is being determined pursuant to the 
          provisions of Section 26-514 of the Rent Stabilization Law and 9 
          NYCRR 2529.6.

          The issue herein is whether the District Rent Administrator's 
          order was warranted.

          The Commissioner has reviewed all of 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 by the tenant filing an individual 
          tenant's complaint of decrease in services on December 9, 1990 
          alleging several deficient conditions throughout the apartment 
          including roach and rat infestation, plumbing and wiring prob- 
          lems, defective window frames and holes in walls.  

          The owner responded on March 15, 1991 that he had received no 
          prior complaint of lack of services from the tenant.  Further the 
          owner claimed that following receipt of the complaint from DHCR
          he both wrote and visited the apartment seeking access.  The 
          owner claimed the tenant had not provided access and requested 
          that the claim therefore be dismissed. The owner submitted copies













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          of letters sent by regular and certified mail demanding access.













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          The Division arranged for a "No Access" inspection which took 







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          place on May 1, 1991.  Both the owner and tenant were present.  













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          The inspector found that twelve deficient conditions existed in 













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          the apartment consistent with the tenant's complaint.  They were:







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 1.Missing light fixture in kitchen.







          FF 110446-RO

 2.Defective outlet in living room.













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 3.Defective switch in hallway.







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 4.Evidence of leaks in hot and cold water faucets in 













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bathtub.







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 5.Bathroom ceiling is cracked, blistered and stained.













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 6.Bedroom ceiling has peeling paint near closet.







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 7.Living room has 2 windows:













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a)Left window lock is defective missing putty.







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b)Right window does not close, lock is defec-













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   tive and is missing putty.







          FF 110446-RO

 8.Small bedroom has 2 windows:













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a)Left window sashes do not meet to lock 







          FF 110446-RO

window.  Lock is defective.  Bottom sash is 













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wornout.







          FF 110446-RO

b)Right window sashes do not meet to lock     













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window. Lock is defective. Frame is wornout. 







          FF 110446-RO

 9.Bathroom - top sash is painted shut.  Frame is 













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wornout.







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10.Master bedroom has 3 windows:  window frames are worn- 













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out.  Sashes are hard to open - missing putty.  Locks 







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are defective.













          FF 110446-RO

11.Kitchen has one window:  sashes do not meet.  Lock is 







          FF 110446-RO

defective.  Missing putty.













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12.There is evidence of defective bathroom wall tile near 







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door.













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          On June 11, 1991 the Rent Administrator issued the Order appealed 













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          herein. The Rent Administrator's order reduced the rent for the 







          FF 110446-RO

          subject apartment to the level in effect prior to the last rent 













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          guideline increase which commenced before the effective date of 







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          the order, such rent reduction being effective as of March 1, 













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          1991, the first rent payment date after the Division informed the 







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          owner of the tenant's complaint.













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          This order was based upon the above mentioned inspection which 













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          revealed several deficient conditions in the apartment.







          FF 110446-RO















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          On appeal, the owner stated that the tenant has continuously 







          FF 110446-RO

          failed to give access to the apartment for the purposes of 













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          making repairs in the apartment.  The owner cited his previous 







          FF 110446-RO

          submitted complaint answer of March 15, 1991; and follow up 













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          letters of May 8 and May 10, 1991 to the tenant requesting 







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          access.













          FF 110446-RO









          FF 110446-RO

          After a careful review of the entire evidence of record, the 













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          Commissioner is of the opinion that the petition should be 







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          denied.













          FF 110446-RO









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          When the owner raised the denial of access issue in response to 













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          the complaint, a "no-access" inspection was ordered at which the 







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          owner and tenant were directed to appear at a specified date.  













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          The purpose of a "no access" inspection is to afford an owner the 







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          opportunity to repair conditions complained of by having the 













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          necessary personnel and materials available at an appointed day 







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          and time arranged by the Division of Housing and Community 













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          Renewal (DHCR) to assure access.  In the instant case, although 







          FF 110446-RO

          both parties were present at the inspection, the owner was not 













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          prepared to have the conditions listed in the tenant's complaint 







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          corrected at that time, nor was this omission explained.  More- 













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          over, the owner did not advise the Administrator of efforts to 







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          obtain access subsequent to the inspection date.













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          FF 110446-RO

          The rent reduction ordered by the Administrator was properly 













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          based on the inspector's report.  The owner is advised to file a 







          FF 110446-RO

          rent restoration application when the repairs are completed or 













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          the owner can establish that the tenant has unreasonably refused 







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          access.













          FF 110446-RO









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          THEREFORE, in accordance with the Rent Stabilization Law and 







          FF 110446-RO

          Code, it is 













          FF 110446-RO









          FF 110446-RO

          ORDERED, that this administrative appeal be, and the same hereby 













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          is, denied and the Administrator's order be, and the same hereby 







          FF 110446-RO

          is, affirmed.













          FF 110446-RO









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          ISSUED:







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          FF 110446-RO

                                             







          FF 110446-RO

             JOSEPH A. D'AGOSTA













          FF 110446-RO

             Acting Deputy Commissioner
    

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