Docket Number: FG 410293-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.: FG 410293-RO 
                                                 DISTRICT RENT ADMINISTRATOR'S
             MORTON KARPER                       DOCKET NO.: DK 410539-S

                                                 SUBJECT PREMISES:
                                                 205 West 22nd St., Apt. No. 3,
                                PETITIONER       New York, NY 10011


          The above-named owner filed a timely  petition  for  administrative
          review of an order issued on June 10, 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 
          issues raised by the administrative appeal.

          On November 17, 1989,  the  tenant  commenced  this  proceeding  by
          filing a complaint asserting that the owner had failed to  maintain
          certain services in the subject apartment, namely,  that  when  the
          tenant showers, "the water  leaks  from  the  shower  to  the  vent
          downstairs and the kitchen and the stove"; that the stove  is  old,
          it smells gas, and its pipes are clogged; and  that  the  apartment
          door is really an "indoor door," not made of  steel,  "not  secure"
          and "can be kicked open."

          In its answer filed on January  10,  1990,  the  owner  denied  the
          allegations set  forth  in  the  tenant's  complaint  or  otherwise
          asserted that all required repairs had been or  will  be  completed
          whenever the tenant provides access.

          In reply, the tenant denied that it refused access and denied  that
          repairs were made.  The tenant otherwise  asserted  that  defective
          conditions still exist.

          Thereafter on February 7, 1991 and  April  19,  1991,  the  subject
          apartment was inspected by D.H.C.R. which confirmed  the  existence
          of defective conditions.

          On June 10, 1991, the Administrator directed restoration  of  these
          services and further ordered a reduction of the stabilized rent.

          In this petition, the owner contends  in  substance  that  it  "was
          never served with a copy of  the  inspector's  report";  that  "the

          Docket Number: FG 410293-RO

          tenant has constantly denied me access..."; that the items relating 
          to the stove burner and pilot light "go  far  beyond  the  tenant's
          complaint"; and that a one-half inch gap and "cracked  panels"  are
          not decreased services.

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

          Administrative policy and precedent do not require that an owner be 
          served with a copy  of  the  inspector's  report.   The  owner  has
          received and answered the  tenant's  complaint  in  the  proceeding
          below; that is sufficient notice to the owner.  Moreover, the owner 
          had nineteen months from service of the tenant's complaint  to  the
          issuance of the Administrator's order to investigate the matter and 
          to do necessary repairs, but the owner failed to do so.

          The owner's contention of tenant refusing access is not  proven  in
          the proceeding below and in this petition.   The  owner  failed  to
          schedule access with the tenant pursuant to the  proper  procedures
          of Policy Statement 90-5 "Arranging Repairs/No Access  Inspection,"
          i.e. certified mailings, return receipt, etc.

          The owner's contention that the stove burner and  the  pilot  light
          were not  complained-of  by  the  tenant  is  contradicted  by  the
          tenant's complaint stating that the old stove smells  gas  and  its
          pipes are clogged.

          Contrary to the owner's assertions, the defective apartment door is 
          a decreased service.  Said door as  found  by  inspection  is  "not
          secure," has "cracked panels," "one-half inch gap  under  the  door
          allowing  seepage,  and  according  to  the   tenant's   allegation
          unrebutted by the owner, "not made of steel"  and  "can  be  kicked

          Accordingly, the owner has offered insufficient reason  to  disturb
          the  Administrator's  order  which  is  based  on  the   inspection
          disclosing decreased services, 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.


                                          ELLIOT SANDER
                                          Deputy Commissioner

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