Adm. Review Docket Number: FF 110048-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.: FF 110048-RO 
                                            :  
             VIG ASSOCIATES,                   DRO DOCKET NO.: ED 110088-S  
                                            :                  
                                               SUBJECT PREMISES:
                              PETITIONER    :  43-31 Ithaca St., Apt. No.407
        ------------------------------------X  Elmhurst, New York 11373 
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On June 5 ,  1991,  the  above-named  owner  filed  a  petition  for
        administrative review of an order issued on May 22, 1991  concerning
        the 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.

        The tenant  commenced this proceeding on April 5, 1990 by  filing  a
        complaint asserting that the owner had failed  to  maintain  certain
        services in the subject apartment.

        In its answer filed on May 4, 1990,  the  owner  asserted  that  all
        required repairs had been or would be  completed.   The  owner  also
        asserted that because the tenant refused access  for  painting,  the
        tenant offered to do the painting himself.

        Thereafter on April 6, 1991, an inspection of the subject  apartment
        was conducted by a D.H.C.R. inspector, who confirmed that "there are 
        large severe water stains and peeling paint and plaster  on  ceiling
        and wall around right-side window in living room."

        On May 22, 1991, the  Rent  Administrator  directed  restoration  of
        these services and further ordered a reduction of the  stabilization
        rent.

        In this petition, the owner contended that the tenant refused access 
        despite owner's reasonable offer of various  opportunities  to  have
        the apartment painted; and that the tenant painted the apartment  on
        his own as indicated by the tenant's letter dated April 30, 1990.

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






        Adm. Review Docket Number: FF 110048-RO
        The Commissioner finds that the  Administrator  properly  based  its
        determination on the entire record, including the results of the 
        inspection conducted on April 6, 1991 and that pursuant  to  Section
        2523.4(a) of the Code, the owner had failed  to  maintain  services.
        Moreover, the owner had thirteen 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  do  necessary
        repairs, but the owner failed to do so.

        The Commissioner also finds that the owner failed to  prove  to  the
        Rent Administrator the tenant's refusal of access pursuant to Policy 
        Statement 90-5 "Arranging Repairs; No Access Inspections."

        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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