Docket Number: FE 110023-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.: FE 110023-RO 
                                            :  
             MICHAEL PISTILLI,                 DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: FA 110074-S  
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 3, 1991, the above-named owner filed a  timely  petition  for
        administrative  review  of  an  order  issued  on  April  4,   1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 2520.6(r) and 2523.4 of the Rent Stabilization Code.

        The Commissioner has reviewed all the evidence in the record and has 
        carefully considered that portion of  the  record  relevant  to  the
        issue raised by the administrative appeal.

        On January 8, 1991, 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 February  10,  1991,  the  owner  denied  the
        allegations  set  forth  in  the  tenant's  complaint  or  otherwise
        asserted that all required repairs had been or would be completed.

        Thereafter on March 12, 1991, an inspection of the subject apartment 
        was conducted by a D.H.C.R. inspector who confirmed the existence of 
        defective conditions.

        On April 4, 1991, 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
        refused access.

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








        Docket Number: FE 110023-RO

        Although the owner contends that repairs were effectuated  prior  to
        the issuance of the Administrator's order,  the  Commissioner  notes
        that the owner submitted insufficient evidence to rebut the February 
        10, 1991 inspection finding the existence of defective conditions.

        As to the owner alleging that the tenant refused access,  the  owner
        failed to follow Policy Statement 90-5 "Arranging Repairs/No  Access
        Inspections."  The owner failed to show that it  submitted  to  DHCR
        copies of two letters to the tenant  attempting  to  arrange  access
        dates; that each of the letters were  mailed  at  least  eight  days
        before the proposed date for access; that the second letter was sent 
        certified mail,  return  receipt  requested;  and  that  the  return
        receipt  was  also  submitted  with  the  request  for  a  no-access
        inspection.

        Accordingly, based on a preponderance of the evidence, the owner has 
        offered insufficient reason to disturb  the  Administrator's  order,
        and it should be affirmed.

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

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner


    

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