AR Docket No. FH 410228-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.: FH 410228-RO
                                                
            GREENWICH REALTY CO./                DRO DOCKET NO.: DK 410391-S
            ARTHUR WIENER,
                                                 SUBJECT PREMISES:
                                                 33 Greenwich Ave., Apt. No. 12C
                                PETITIONER       New York, N.Y. 10014
          -----------------------------------X                           
            
                  ORDER AND OPINION REMANDING PROCEEDING ON APPEAL

          The above-named owner filed a timely Petition  for  Administrative
          Review of an order issued on July 25, 1991, concerning 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.

          On November 21, 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 "a 4' by 3' hole 
          in the ceiling leaking water."

          In its answer filed on January 12, 1990,  the  owner  asserted  in
          substance that "arrangements ha(d) been made with the tenant"  for
          repairs, and that the tenant's complai t  is  duplicative  of  DL-
          410039-S.

          Thereafter on  September  12,  1990,  the  subject  apartment  was
          inspected by DHCR which confirmed the existence of "a  water  leak
          above the living  room  window,  coming  from  the  terrace  above
          presumably."

          The owner was informed by  mail  on  September  20,  1990  of  the
          inspection report.

          In its answer filed on October 31, 1990,  the  owner  submitted  a
          copy of a letter sent by certified mail on October 25, 1990 to the 
          tenant requesting access.   The  owner  also  submitted  a  second
          letter dated November 5, 1990 requesting  the  tenant  to  provide
          access on November 19, 1990 and November 20, 1990.

          In a reply filed on November 28, 1990, the  tenant  asserted  that
          "no one showed up" for the "completion of plastering and painting" 
          on November 19, 1990 and November 20, 1990.
          The owner filed with DHCR on December 21, 1990 an affidavit by the 
          superintendent asserting that "all work ha(d)  been  completed  in
          Apartment #12C"; however, that he failed "to touch  up  the  water
          stains above the living room window per DHCR  inspection"  because
          the tenant refused access. 






          AR Docket No. FH 410228-RO


          Although the Administrator had some evidence  of  tenant  refusing
          access,  the  Administrator  failed  to  schedule  a   No   Access
          inspection.  The  tenant  (not  the  owner)  was  informed  of  an
          inspection conducted on July 1, 1991 which revealed  "evidence  of
          leak stain, mildew and water damage" in the living  room  and  the
          "(l)iving room ceiling not plastered and painted properly."

          Based on said inspection, the Administrator directed on  July  25,
          1991 restoration of these services and further ordered a reduction 
          of the stabilized rent.

          In this petition, the owner contends in substance that "the  4'  x
          3' hole in the ceiling leaking water" in  the  tenant's  complaint
          had been repaired because DHCR inspection on  September  12,  1990
          revealed only "evidence of water leak above living  room  window";
          and that the tenant, however, refused  access  for  completion  of
          repairs even though duly twice notified of scheduled repairs.

          After careful consideration, the Commissioner is  of  the  opinion
          that this petition should be remanded  to  the  Administrator  for
          further processing.

          It is noted that DL-410039-S  s  not  duplicative  of  the  above-
          described docket number, and is therefore not consolidated in this 
          petition.

          The record shows that though the owner repaired  the  water  leak,
          the owner failed  to  complete  plastering  and  painting  of  the
          subject apartment because the owner  alleged  no  access  and  the
          Administrator failed to deal properly with  the  allegation.   The
          Administrator failed to consider the owner's submission  below  of
          certified mail, regular mail, return receipt etc.  indicating  the
          owner's requests to the tenant  for  access  and  the  tenant  not
          responding to same.   Furthermore,  the  Administrator  failed  to
          inform all parties (the  owner  in  particular)  of  a  No  Access
          inspection so that repairs could be performed.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is

          ORDERED, that this petition be, and the same hereby  is,  remanded
          to the Administrator to consider the owner's submission  below  of
          evidence  showing  tenant's  alleged  refusal  of  access  and  to
          implement  accordingly  in  this  case   Policy   Statement   90-5
          (Arranging Repairs/No Access Inspection), and for the issuance  of
          a new order.  The automatic stay of so much of the District Rent 






          AR Docket No. FH 410228-RO


          Administrator's order as directed repairs and a  retroactive  rent
          abatement is hereby continued until a new  order  is  issued  upon
          remand.   However,  the  Administrator's  determination  as  to  a
          prospective rent abatement is  not  stayed  and  shall  remain  in
          effect until the Administrator issues a new Order upon remand.

          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner
    

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