STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.:              
                                                 FI 410269 RO 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 FC 410174 OR
             TOASA CORP. N.V.                                
             BY MILLIE SANABIA,                  SUBJECT PREMISES: 
             REGISTERED MANAGING AGENT           264 Sixth Ave.,
                              PETITIONER      :  Apt. No. 26
          ------------------------------------X  New York, NY                

                The above-named owner filed a timely petition for 
          administrative review of an order issued on September 4, 1991, 
          concerning the housing accommodations relating to the above- 
          described docket number, wherein the Administrator denied the 
          owner's application to restore rent that had been reduced in a 
          prior proceeding (DB 410472 S). 

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issues raised by the petition.  

               The owner commenced this proceeding on March 15, 1991 by 
          filing an application to restore rent based on the restoration of 
          services and the tenant's consent to same.  The relevant 
          submissions of the owner are a copy of a March 8, 1991 letter of 
          the Compliance Division to the tenant stating that no response has 
          been received from the tenant despite a 20-day notice and that the 
          owner is thus advised to apply for rent restoration; a Marshal's 
          Legal Possession Notice dated January 10, 1990; a "Stipulation of 
          Compliance" signed on June 6, 1989 by the tenant and the owner 
          indicating repair of the specific defective conditions; and a 
          certified mailing to the Division, with return receipt, of this 

               A copy of the owner's application was mailed on April 1, 1991 
          to the tenant or current occupant.

          ADM. REVIEW DOCKET NO.: FI 410269 RO

               A physical inspection of the subject apartment was attempted 
          (on July 2, 1991) by a Division staff member who reported that the 
          new tenant answered through the intercom that the complaining 
          tenant moved out from the apartment and that the present tenant 
          refuses to give access.

               A second appointment for July 15, 1991 was mailed to the owner 
          and the tenant, who both failed to show up at the scheduled 

               Based on the failure of the owner and the tenant to appear at 
          the inspection, the Administrator denied the owner's application 
          for rent restoration.

               In this petition, the owner contends in substance that the 
          owner and the tenant had entered into a stipulation on June 6, 1989 
          acknowledging that repairs were done; and that the tenant was 
          lawfully evicted by a Civil Court judgment dated November 20, 1989 
          for failure to pay rent and the owner was given legal possession of 
          the premises pursuant to a Marshal's Notice dated January 10, 1990.  
          The owner resubmitted copies of relevant documentation made in the 
          proceeding below.  

               The Commissioner notes that the current tenant does not 
          dispute the owner's petition. 

               After careful consideration, the Commissioner is of the 
          opinion that this petition should be granted and the 
          Administrator's order revoked.

               A review of the record reveals that the complaining tenant 
          stipulated that the necessary repairs were completed.  There is 
          also adequate evidence in the record that the complainant has 
          vacated and that the current occupant does not wish to admit the 
          inspector.  In such circumstances, the owner should not be 
          penalized for the lack of cooperation by the present tenant who did 
          not initiate the complaint.  Nor is the owner required to arrange 
          for the inspector to have access to the apartment before the rent 
          restoration application may be granted.  The owner herein is 
          entitled to restoration of the rent effective the first rent 
          payment after service of the application on the tenant or 

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

               ORDERED, that this petition be, and the same hereby is, 
          granted, and the owner's rent restoration application be, and the 

          ADM. REVIEW DOCKET NO.: FI 410269 RO

          same hereby is, granted effective May 1, 1991.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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