Adm. Review Docket No: FE 430167-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 430167-RO 
             JEFFREY KENT,                     DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: EK 410191-HW 
                              PETITIONER    : 

        On May 14, 1991, the above-named owner filed a timely  petition  for
        administrative review of an order issued on April 5, 1991 concerning 
        the housing accommodations relating to  the  above-described  docket

        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.

        The tenant commenced this proceeding on November 19, 1990 by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment.

        In its answer filed on January 18, 1991, the owner asserted that all 
        required repairs are being made and denied the allegations set forth 
        in the tenant's complaint.

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

        The Administrator directed restoration of these services on April 5, 
        1991 and further ordered a reduction of the stabilized rent.

        In this petition, the owner states in  substance  that  it  did  not
        receive  the  tenant's  complaint;  that  "all  other  tenants   and
        occupants  of  the  building  have  confirmed"  that  no   defective
        conditions exist; and that the complainant-tenant has refused access 
        for repairs.

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

        The record clearly shows that on March 12,  1991,  inspection  found
        the defective conditions in question.  Contrary to the owner's 
        assertion that it had no actual notice of  the  tenant's  complaint,
        the owner in fact had four months from the date of  service  of  the
        tenant's complaint until the issuance of the  Administrator's  order
        to investigate the tenant's complaint and to make necessary repairs, 
        but the owner failed to do so.

        As to the owner's allegation of tenant refusing  access,  the  owner

        Adm. Review Docket No: FE 430167-RO 
        never asserted this defense in the proceeding below and prior to the 
        issuance of the Administrator's order.  The owner only  raised  this
        defense as a self-serving and unproven assertion on appeal.

        Accordingly, the Commissioner finds that the Administrator  properly
        relied on the results of the inspection; and  that,  based  thereon,
        the Administrator properly determined that the owner had  failed  to
        maintain services and properly reduced the tenant's rent.

        This Order and Opinion is issued without prejudice  to  the  owner's
        right to file the appropriate application with DHCR for  restoration
        of rent based upon the restoration of  services,  if  the  facts  so

        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.


                                        ELLIOT SANDER
                                        Deputy Commissioner


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