Docket Number: FD-210027-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.:  FD  210027-RO
                                            : 
           280 REALTY CO./MARTIN KIRZNER,      DRO DOCKET NO.: EG 210495-S

                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 5,  1991,  the  above-named  owner  filed  a  Petition  for
        Administrative  Review  of  an  order  issued  on  March  7,   1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        On July 20, 1990, 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 filed on September  4,  1990,  the  owner  alleged  in
        substance that  repairs  were  commenced  on  August  30,  1990  and
        "completed within one week from then."

        Thereafter on September 21, 1990 and February 3, 1991, an inspection 
        of the subject apartment was  conducted  by  a  DHCR  inspector  who
        confirmed the existence of defective conditions.

        On March 7, 1991, the Rent  Administrator  directed  restoration  of
        these services and further ordered a reduction of the  stabilization
        rent.

        In this petition, the owner contends in substance  that  the  tenant
        had denied access and that all repairs were  made  on  February  20,
        1990.

        In reply, the tenant alleges that she informed the  owner  that  her
        keys are available with the tenant upstairs; and that she  therefore
        had not refused access.  The tenant also contends the  repairs  were
        completed only on April 3, 1991, after the issuance of the order.

        The Commissioner is of the  opinion  that  the  petition  should  be
        denied.

        The record clearly shows that on September 21, 1990 and February  3,
        1991,  inspection  objectively  disclosed  that  the   complained-of
        conditions existed.  Accordingly, the Administrator correctly  found
        that the rent reduction is warranted.







          Docket Number: FD-210027-RO

        As to the issue of tenant refusing access,  the  Commissioner  finds
        this allegation belied  by  the  petitioner-owner's  answer  in  the
        proceeding below.  Prior to the issuance of the order appealed from, 
        the owner never asserted this defense of denied access.   The  owner
        first raised this  defense  only  as  a  self-serving  and  unproven
        assertion on appeal.  In addition, the tenant alleged informing  the
        owner that her keys are with the tenant  upstairs,  such  allegation
        not denied by the owner.

        The Commissioner also finds the owner's allegations of repairs vague 
        and contradictory.  In its  answer  below,  the  owner  stated  that
        repairs will be "completed within one week" of August 30, 1990.   In
        this petition, the owner alleged  that  all  repairs  were  made  on
        February 20, 1990.  But the tenant's reply to  the  petition  stated
        that all repairs were completed only "as of April 3, 1991."

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

        ORDERED, that this petition for administrative review  be,  and  the
        same hereby is, denied, and that the order of the Rent Administrator 
        be, and the same hereby is, affirmed.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner




                                                   
    

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