FL 210102 RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433



          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  FL 210102-RO
                                                  RENT      ADMINISTRATOR'S
                A & S REALTY COMPANY,        DOCKET NO.: 
                                                  EE 210239-S 
                                                  PREMISES: 
                                                  70 Prospect Park Southwest
                                   PETITIONER     Apt. B-3, Brooklyn, NY
          ----------------------------------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 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.






          FL 210102 RO


          On October 29, 1991, an inspection of the subject  apartment  was
          conducted by a DHCR inspector  who  confirmed  the  existence  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, that 
          repairs have been performed and that the tenant initially  denied
          access to the apartment.  Attached to  the  petition  are  photo-
          copies of letters to the tenant requesting access on June 7, 1990 
          (the letters are dated May 25 and 29,  1990),  and  the  tenant's
          signature on the Rent Administrator's order under the  statement,
          "was repaired".  The date next to the signature is "12/3/91".  
          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 acce s  to  the  apart-
          ment, 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.

          The owner's petition and the dated statement  of  repair  by  the
          tenant make it clear that  it  is  the  owner's  contention  that
          repairs were made following the issuance  of  the  Rent  Adminis-
          trator's order.  Accordingly the Commissioner finds 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






          FL 210102 RO
                                              Acting Deputy Commissioner
    

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