Docket Number: FF 220243-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.: FF 220243-RO 
                                            :  
                                               DISTRICT RENT ADMINISTRATOR'S
           SAM KOSLOWSKI,                   :  DOCKET NO.: EL 220382-S

                                            :  SUBJECT PREMISES:
                                               2402 63rd St., Apt. #C-8,  
                            PETITIONER      :  Brooklyn, NY 11204
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           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On June 25,  1991,  the  above-named  owner  filed  a  petition  for
        administrative review of an order issued on June 12,  1991,  concern
        ing 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 petition.

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

        In its answer filed on  January  23,  1991,  the  owner  denied  the
        allegations set  forth  in  the  tenant's  complaint  and  otherwise
        asserted that "the building is well kept and any repairs  are  taken
        care (of) ... immediately."

        Thereafter on May 20, 1991, the subject apartment was  inspected  by
        D.H.C.R. which confirmed the existence of defective conditions.

        The Administrator directed on June 12,  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.

        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  in
        the proceeding below and before the issuance of the  Administrator's
        order.  The owner raised this self-serving, unsubstantiated  defense
        only for the first time on appeal and thus failed to  follow  Policy
        Statement 90-5 "Arranging Repairs/No Access Inspections."

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






          Docket Number: FF 220243-RO


        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