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      
APPEAL OF

                                         ADMINISTRATIVE REVIEW
                                         DOCKET NO.: GF410126RO    
                                      
MONTREUX OWNERS CORP./
I. SCHWARTZ,
                                         RENT ADMINISTRATOR'S      
                                         DOCKET NO.: FK410597S     
        
                      PETITIONER         SUBJECT PREMISES:
                                         342 East 67th. St.        
                                         Apt.11A,
                                         NY,  NY   
-----------------------------------X                           
              
               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on May 11, 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 the petition.

            The issue in this appeal is whether the Administrator's order was 
            warranted.

            On November 29, 1991, the tenant commenced this proceeding by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            On December 6, 1991, DHCR transmitted a copy of the tenant's 
            complaint to the owner.

            In its answer filed on December 18, 1991, the owner asserted without 
            any substantiation or attachment to its answer that the tenant had 
            refused access to repairs. The owner submitted no proof of certified 
            mailing and return receipt.



            GF410126RO


            Thereafter, an on-site inspection of the subject apartment was 







            conducted on March 19, 1992 by a DHCR staff member who reported that 
            the shower door does not close properly, that there is leak damage 
            to the foyer wall, that there is evidence of leak damage and stains 
            in the ceiling of bedroom 1, that the closet of bedroom 1 also has 
            leaks and stains,  and that the apartment hallway needs paint and 
            plaster.

            Based on this inspection, the Administrator directed on May 11, 1992 
            restoration of these services and further ordered a reduction of the 
            stabilized rent.

            In the petition for administrative review, the owner contends in 
            substance that the tenant refused access, and submits copies of 
            letters requesting scheduled dates for repairs, its certified 
            mailings and receipts.

            On June 29, 1992, DHCR mailed a copy of the owner's petition to the 
            tenant.

            The tenant filed an answer on July 2, 1992, stating that he did 
            respond to every owner's request for access, but the owner never 
            addressed the source of water leakage from the building roof and 
            refused the tenant's request to explain how the problem from the 
            building roof could be repaired from the inside of the apartment.
            The tenant submitted copies of his letters in response to the 
            owner's requests for access.

            The tenant's answer was mailed to the owner on July 23, 1992.

            In a reply filed on July 31, 1992, the owner stated that the 
            building roof leak was repaired but the tenant refuses to allow 
            remaining repairs in the apartment.

            On August 11, 1992, the tenant was informed of the owner's reply.

            In a response filed on August 24, 1992, the tenant denied ever 
            refusing access and asserted that he even had lately allowed the 
            owner's plumber to do repairs in the apartment, that the owner's 
            defense of denied access is a sham.

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

            The Administrator's determination was based upon an on-site 
            inspection conducted by a staff member who confirmed the existence 
            of defective conditions. The owner does not dispute the results of 
            this inspection. Accordingly, the determination was proper in all 
            respects and is hereby sustained.

            The assertion that the tenant refused access was unsubstantiated in 
            the proceeding below prior to the issuance of the Administrator's 
            order, and the owner now submits in the petition copies of certified 

            GF410126RO




            mailings, return receipts and letters requesting access. The alleged 
            supporting papers on denied access, vehemently contested by the 



            tenant's answers to the petition, are beyond the scope of 
            administrative review which is limited to the issues and evidence 
            before the Administrator.

            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.

            ISSUED:


                                                                         
                                            JOSEPH A. D'AGOSTA
                                            Deputy Commissioner






    

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