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

          APPEAL OF                              DOCKET NO.:               
                                                 FL 610017 RO 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 FE 610942 S
                  FRED LEIST,                 
                                                 SUBJECT PREMISES:
                                                 2015 Creston Avenue,
                              PETITIONER         Apt. 3K, Bronx, N.Y.

               The above-named owner filed a timely petition for 
          administrative review of an Administrator's order issued on 
          November 6, 1991 concerning the housing accommodations 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 on May 31, 1991 by filing 
          a complaint asserting that the owner had failed to maintain 
          required services in the subject apartment, namely:  a defective 
          bathroom toilet, a clogged bathroom sink, and a water-stained, 
          paint-blistering bathroom ceiling. 

               In an answer filed on July 9, 1991, the owner stated in 
          substance that the tenant refused access to check for alleged 
          repairs in order to obtain a rent reduction.  He claimed that the 
          tenant brought an Order to Show Cause against the owner for failure 
          to make repairs and the case was dismissed when the judge ordered 
          the tenant to provide access and she stormed out of the courtroom.  
          The owner submitted a copy of a bill from his attorney for an 
          appearance on behalf of the owner in Housing Court on June 13, 

          AD. REVIEW DOCKET NO.: FL 610017 RO

               A physical inspection of the subject apartment was conducted 
          on October 8, 1991 by a Division staff member who reported that the 
          bathroom toilet has no defects; that the bathroom sink is not 
          clogged; but that the bathroom ceiling is water-stained and 
          blistering paint.

               Based on the inspection report, the Administrator directed 
          restoration of services and ordered a reduction of the stabilized 

               In this petition, the owner contends in substance that the 
          Division never allowed the owner the opportunity to repair by not 
          directing the tenant to provide access and that he raised the issue 
          of tenant's refusal of access in the proceeding below by submission 
          of an attorney's bill for a Housing Court appearance.

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

               Section 2523.4(a) requires DHCR to order a rent reduction, 
          upon application by a tenant, where it is found that the owner has 
          failed to maintain required services.  Required services are 
          defined by Section 2520.6(r) to include repairs and maintenance. 

               The record in this case reveals that the tenant complained 
          that there had been a water leak in the bathroom ceiling for the 
          past five years and the physical inspection confirmed the existence 
          of this condition.  The rent reduction ordered by the Administrator 
          was, therefore, warranted.  

               The owner did not submit any evidence to the Administrator to 
          establish that access to make necessary repairs has been denied.  
          Pursuant to Policy 90-5, evidence of no access must include copies 
          of two letters to the tenant attempting to arrange access dates.  
          The second letter must be sent by certified mail, return receipt 
          requested, and the return receipt must also be submitted.  The 
          owner herein did not submit any such evidence.  The copy of a bill 
          from his attorney pertaining to a Housing Court appearance that 
          predates service of the complaint on the owner has no bearing on 
          whether access was denied when the owner attempted to repair the 
          conditions cited in the complaint.

               Moreover, since the inspection did reveal that two of the 
          conditions complained of by the tenant had been repaired, it is 
          possible that the owner did indeed obtain access.


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

          AD. REVIEW DOCKET NO.: FL 610017 RO

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Administrator's order be, and the same hereby 
          is, affirmed.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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