ADM. REVIEW DOCKET NO.: FL 210103 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 210103 RO 
                                              :
                                                 RENT ADMINISTRATOR'S     
                                                 DOCKET NO.: EE 210273 S  
                 A & S REALTY CO.,           
                                                 PREMISES: 70 Prospect Park
                                                           Southwest, Apt. 
                                                           C7, 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 
          of defective conditions.






          ADM. REVIEW DOCKET NO.: FL 210103 RO

               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 completed."

               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.

               The owner's petition does not make clear whether it  is  the
          owner's  contention  that  repairs  had  been  made  before   the
          apartment was inspected or the order was issued  or  whether  the
          contention is that repairs were made following  the  issuance  of
          the Rent Administrator's order.  If it is the  former,  then  the
          owner's  allegation  is  belied  by  the  report  of  the  agency
          inspector.  If it is the latter, then  the  Rent  Administrator's
          order reducing the rent was nevertheless 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
                                          Acting Deputy Commissioner










          ADM. REVIEW DOCKET NO.: FL 210103 RO
                                                    

    

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