Adm. Rev. Docket No.: FE 420202-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 420202 RO 
                                            :  
             R.S.P. REALTY ASSOCIATES,      :  DISTRICT RENT ADMINISTRATOR'S
                                            :  DOCKET NOS.: EG 420112-OR/ 
                              PETITIONER    :               DF 420563-S
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 16, 1991, the above-named owner filed a timely  petition  for
        administrative review of an order issued on May 3,  1991  concerning
        the housing accommodations relating to  the  above-described  docket
        number.  

        The issue herein is whether  conditions  upon  which  an  order  was
        issued reducing the rent have been corrected, warranting restoration 
        of the stabilized rent.

        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 petition.

        On July 10, 1990, the owner commenced this proceeding by  filing  an
        application to restore rent based on restoration of services.

        In its answer filed on  August  22,  1990,  the  tenant  denied  the
        allegations set  forth  in  the  owner's  application  or  otherwise
        asserted that the repairs are defective and not completed.

        Thereafter on January 18,  1991,  a  No  Access  inspection  of  the
        subject  apartment  was  conducted  by  a  D.H.C.R.  inspector   who
        confirmed the existence of defective conditions.  Both the owner and 
        the tenant were present and agreed that the access dates  should  be
        January 21, 1991, January 22, 1991 and January 23, 1991.

        On February 22, 1991, the tenant wrote D.H.C.R. that  "none  of  the
        ... violations have been repaired;" and that he was ready to provide 
        access.

        In a reply dated March 14, 1991, the owner alleged in substance that 
        the tenant refused access for repairs.

        The Administrator issued this May 3, 1991 order based on the January 
        18, 1991 inspection, denying the owner's application and  continuing

        the rent reduction in effect.


        In this petition, the owner states in substance (1) that the  tenant
        refused access for repairs and (2) that the tenant caused the damage 
        to the repairs.







        Adm. Rev. Docket No.: FE 420202-RO

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

        The record clearly shows that a No Access Inspection  was  conducted
        by a D.H.C.R. inspector who confirmed  the  existence  of  defective
        conditions.  In this No Access inspection, both the  owner  and  the
        tenant were present and agreed that the  access  dates  for  repairs
        should be on January 21, 1991, January  22,  1991  and  January  23,
        1991.  The owner has not proven in the proceeding below or  in  this
        petition that the tenant refused access.  The letters  sent  by  the
        owner to the tenant are general in nature, do not specify  that  the
        owner requests access on a particular date to make repairs, and were 
        not sent certified mail/return receipt requested.  One letter  dated
        June  27,  1990  was  sent  before  the  owner  applied   for   rent
        restoration.  Another letter dated May 8, 1991 was  sent  after  the
        order's issuance.

        The owner's allegation that the tenant caused the defective  repairs
        is mere conjecture unproven in the record.  The tenant did not  only
        deny the owner's allegation but asserted its  readiness  to  provide
        access.  The evidence submitted by the  owner  about  the  "tenant's
        neglect" and "abuse" is nil.

        This Order and Opinion is issued without prejudice  to  the  owner's
        filing another application for rent restoration,  if  the  facts  so
        warrant.

        THEREFORE, in accordance with the Rent & Eviction Regulations, 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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