FJ 420370-RT

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

          APPEAL OF                               DOCKET NO.:                  
          FJ 420370-RT; 
                     ANNE SCHEIBER,  
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     EF 420504-S         

          On October 17, 1991, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on 
          October 3, 1991, by the Rent Administrator, concerning the housing 
          accommodation known as Apt 5-G, 353 West 56th Street, New York, New 
          York, wherein the Administrator closed the tenant's complaint 
          without action on the basis that the tenant failed to provide 
          access to the Division's inspectors on two occasions.

          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.

          The proceeding was commenced by the filing of a complaint on June 
          12, 1990 alleging a decrease in services, specifically, failure to 
          paint apartment for 5 years, peeling and flaking paint in dressing 
          room, and a crumbling kitchen cabinet.

          On September 11 and again on September 19, 1991 the Division's 
          inspectors attempted but were refused access to the apartment by 
          the tenant's housekeeper.  The Division closed the complaint by 
          order dated October 3, 1991.

          On PAR, tenant's attorney contends that the Division was instructed 
          to contact him which it did not do in order to arrange for access 
          to the tenant's apartment, inasmuch as the tenant is 90 years old 
          and infirm.  On May 30, 1992, the tenant's attorney corresponded 
          with the agency and advised that he was contracting to have the 
          necessary repairs made within the next seven days and also 
          requested an inspection of the premises.

          FJ 420370-RT

          The Commissioner is of the opinion that this petition should be 

          On two occasions the Division's inspectors notified the tenant in 
          writing one week in advance of the scheduled inspections.  These 
          letters could have been presented to the person handling the 
          tenant's affairs in time for appropriate arrangements to be made 
          for access, particularly in view of the fact that someone attends 
          to the tenant daily and was at home on each occasion when access 
          was attempted.  Under these circumstances the failure to notify the 
          lawyer in advance cannot be considered error.

          As for the conditions complained of, if, as the attorney advises, 
          they have been corrected there is no purpose to be served by an 
          inspection.  An order reducing the rent for a rent controlled 
          apartment based on a reduction in services is effective on the date 
          it is issued and has no retroactive effect.  If the conditions have 
          been corrected there is no longer any basis for a rent reduction on 
          the grounds of reduction in services.  The tenant should seek 
          reimbursement for repairs from the owner in a court of competent 
          jurisdiction, as necessary.

          THEREFORE, in accordance with the New York City Rent Control Law 
          and the Rent and Eviction Regulations, it is,

          ORDERED, that the owner's petition be, and the same hereby is, 
          denied and the Administrator's amended order issued on October 3, 
          1991 be, and the same hereby is, affirmed.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner



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