Adm. Rev. Docket No.: FE 410178-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: FE 410178-RO 
             J.T. TAI and CO.,                 DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: FA 410192-S  
                              PETITIONER    : 

        The above-named owner filed on May 17, 1991 a  timely  petition  for
        administrative  review  of  an  order  issued  on  April  12,   1991
        concerning t e  housing  accommodations  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.

        On January 14, 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  7,  1991,  the  owner  denied  the
        allegations  set  forth  in  the  tenant's  complaint  or  otherwise
        asserted that all required services are being maintained.

        Thereafter on March 27, 1991, an inspection of the subject apartment 
        was conducted by a D.H.C.R. inspector who confirmed the existence of 
        defective conditions.

        The Rent Administrator directed on April  12,  1991  restoration  of
        these services and further ordered a  reduction  of  the  stabilized

        In its petition for administrative  review,  the  owner  states,  in
        substance, that the tenant did not provide  access  to  the  owner's
        contractors until  nearly  two  months  after  the  owner's  initial
        investigation of the tenant's  complaint;  and  that  any  delay  in
        making said repairs was caused by  the  tenant,  as  the  owner  was
        "ready and willing" to effect repairs at an earlier date.

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

        The record shows that repairs have been performed ten days prior  to
        the issuance of the Administrator's order; that when apprised of the 
        tenant's complaint, the owner by certified letter dated  January  4,
        1991 requested access to the apartment to determine the  nature  and
        extent of repairs needed; that on January 31, 1991, the owner with a 
        representative of Guy Construction Corp. of New York  inspected  the

        Adm. Rev. Docket No.: FE 410178-RO
        apartment; that pursuant to said inspection, it was determined  that
        certain repairs were needed; that immediately thereafter, the  owner
        attempted to schedule access with the tenant for repairs;  that  the
        tenant,  however,  advised  the  owner  that  access  would  not  be
        permitted until  the  period  beginning  March  29,  1991;  that  in
        complying with the tenant's request, the owner by  certified  letter
        dated March 7, 1991 advised the tenant that repairs  would  be  made
        between the hours of 8:30 AM to 5:00  PM  on  April  2,  1991;  that
        pursuant to the March 7, 1991 correspondence, access was provided to 
        the owner's contractors who did repair and restore all services.

        The owner submitted a copy of the January 24, 1991 certified  letter
        requesting access to the apartment; a copy of  the  tenant's  letter
        dated February 25, 1991 postponing access until the period beginning 
        March 29, 1991; a  copy  of  the  March  7,  1991  certified  letter
        advising the tenant of a schedule repairs between 8:30 AM  and  5:00
        PM on April 2, 1991; and copies of  the  paid  invoices  of  Trinity
        Plumbing Co., Inc. and Guy Construction Corp of New York.

        Accordingly, the Commissioner finds that  while  alleged  conditions
        existed  at  the  time  of  the  inspection,  said   services   were
        subsequently restored by the owner when the tenant  provided  access
        prior to the issuance of the order.

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

        ORDERED, that this petition be, and the same hereby is, granted, and 
        that the District Rent Administrator's order be, and the same hereby 
        is, revoked.


                                        ELLIOT SANDER
                                        Deputy Commissioner


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