ADM. REVIEW DOCKET NO.: FL 210100 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.:               
                                                 FL 210100 RO 
                                              :  RENT ADMINISTRATOR'S
                                                 DOCKET NO.:           
                                                 EE 210231 S              
                                                 PREMISES: 70 Prospect Park
                  A & S REALTY CO.,                        Southwest, Apt. 
                                                           E4, Brooklyn,    
                                                           N.Y.

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The  above-named  owner  filed   a   timely   petition   for
          administrative review of an order issued concerning  the  housing
          accommodation relating to the above described docket number.

               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 tenant commenced this proceeding by filing  a  complaint
          asserting that the owner had failed to maintain certain  services
          in the subject apartment.

               In its answer dated June 11, 1990 the  owner  stated,  inter
          alia, 

                    With regard to repairs for which landlord
                    needs access to tenant's apartment, tenant
                    has denied such access.  Attached find copies
                    of two letters dated May 25, 1990 and May 29,
                    1990 (sent regular mail and certified mail,
                    respectively) by which landlord scheduled a
                    date for making the requested repairs.





                    Notwithstanding tenant's initial denial of
                    access to the apartment, tenant has since
                    given access for repairs and requested repair
                    work is complete, and tenant has signed a 
                    statement to that effect.

               On October 29, 1991 an inspection of the  subject  apartment
          was conducted by a D.H.C.R. inspector who confirmed the existence 






          ADM. REVIEW DOCKET NO.: FL 210100 RO
          of defective conditions.

               The  Rent  Administrator  directed  restoration   of   these
          services and further ordered, a reduction  of  the  stabilization
          rent.

               In its petition for administrative review, the owner states, 
          in substance, that repairs  have  been  performed  and  that  the
          tenant initially denied access to the apartment.  Attached to the 
          petition are photocopies of  letters  to  the  tenant  requesting
          access on June 7, 1990 (the letters are  dated  May  25  and  29,
          1990), and the tenants  signature  on  the  Rent  Administrator's
          order under the statement, "work has been completed."   The  date
          beneath the signature is "11/14/91."

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

               The Commissioner notes that although the  owner  alleges  in
          its petition that the  tenant  initially  denied  access  to  the
          apartment, the owner stated in its June 11, 1990 answer that  the
          tenant had already given access for repairs and that  the  repair
          work was  complete.   Moreover,  the  inspection  took  place  on
          October 29, 1991, seventeen months after  the  owner  was  served
          with the tenant's complaint, and defective conditions were  still
          found to exist.  Further, the Commissioner notes that  the  owner
          has offered no explanation as to how it was able  to  obtain  the
          tenant's signature, dated November 14,1991, on  the  issued  Rent
          Administrator's order  when  that  order  was  not  issued  until
          November 25, 1991--eleven days later.  

               While it is apparently the owner's contention  that  repairs
          had been made before the order was issued, the Commissioner notes 
          that the owner failed to inform the Rent  Administrator  of  this
          contention or offer any substantiation thereof during the  course
          of the original proceeding. 






               The Commissioner determines that  the  Rent  Administrator's
          order reducing the rent was correct when issued, and  this  order
          is issued without prejudice to the owner filing a restoration  of
          services application.

               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 Rent Administrator's order be, and the  same
          hereby is, affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA






          ADM. REVIEW DOCKET NO.: FL 210100 RO
                                          Acting Deputy Commissioner




                                                    

    

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