OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: GC520117RT     
          MANFRED KAISER,                         RENT ADMINISTRATOR'S
                                                  DOCKET NO.: FD520333S           
                                PETITIONER        PREMISES: 41 Bennett Ave.
                                                            Apt. No. 35
                                                            Manhattan, NY      


          The above-named tenant filed a timely petition for administrative review 
          of an order issued on February 7, 1992 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 this administrative appeal.

          This proceeding was commenced on April 9, 1991 by the tenant filing a 
          complaint which asserts that the owner failed to maintain certain 
          services in the subject apartment.

          In an answer filed on May 13, 1991, the owner stated that the tenant had 
          unreasonably refused access to repairs being done in the subject 
          apartment. The owner submitted copies of letters requesting the tenant 
          to allow repairs to the apartment, with copies of certified mailings and 
          return receipts.

          Two on site inspections were conducted thereafter. One inspection was 
          conducted on November 18, 1991 by a DHCR staff member who confirmed the 
          existence of decreased services. A "For Access Inspection" was conducted 
          on January 21, 1992 by the same staff member who reported that the tenant 
          and the owner with a workman 
          were present; and that the tenant refused access, stating that the 
          owner's workman previously made repairs in an unworkmanlike manner.  

          On February 7, 1992, the Administrator terminated the proceeding and 
          denied the tenant's application based on the determination that the 
          tenant failed to provide access to the owner on January 21, 1992 for 
          purposes of attending to repairs.

          In the petition for admininstrative review, the tenant contends in 
          substance that at the scheduled appointment for repairs, he was willing 
          to have services restored; that the workman left him, and the owner and 
          the inspector followed, after he started interrogating the workman about 
          knowledge of English and repair skills; and that copies of the inspection 
          reports from the NYC Department of Housing and Preservation Development 
          indicate the existence of these defective conditions.

          In an answer filed on April 20, 1992, the owner asserted that at the the 
          "For Access Inspection", the first worker of his repair team to show up 
          "got such a yelling from (the tenant) as well as no permission to do the 
          work that he left with the inspector's approval."

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

          The Commissioner notes that the Notice of Inspection (For Access) 
          includes in its notice the following provision:

                    Failure of the owner and/or the owner's repair person(s)    to 
          be present and ready to attend to repairs and/or       restore services, 
          or failure of the tenant to keep this        appointment will result in 
          a determination based solely on         the evidence presently in the 

          The owner submitted sufficient evidence in the proceeding below to 
          establish the tenant's refusal of access, mandating a Notice of 
          Inspection (For Access) in accordance with Policy Statement 90-5. Thus, 
          the Administrator properly did not consider the results of the first 
          inspection, and properly based the determination on the results of the 
          Notice of Inspection (For Access).  

          The Administrator's determination was based on a staff inspector's report 
          which found that the tenant refused access to the owner's repairman on 
          January 21, 1992. The Administrator properly relied on an  impartial 
          report of a staff inspector who is not a party to this proceeding. The 
          determination was in all respects proper and is hereby sustained.


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


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


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