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.:FC110194RO     
                                                   
          Chi-Ming Liu,                            RENT ADMINISTRATOR'S
                                                   DOCKET NO.:EC110433S      
                                                       
                                                   SUBJECT PREMISES:
                                                      21-71 27 Street
                                                      Apt. 3D
                              PETITIONER              Astoria, 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 February 26, 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 March 16, 1990 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner asserted that the tenant refused access by 
            allowing repairs only on May 5 and 26, 1990, which are Saturdays, 
            when the law requires repairs to be performed on weekdays from 9:00 
            AM to 5:00 PM.

            Thereafter, a physical inspection of the subject apartment was 
            conducted on May 23, 1990 by a DHCR staff member who confirmed the 
            existence of defective conditions.

            On June 1, 1990, DHCR mailed to the owner a copy of "Policy 
            Statement 90-5 (Arranging Repairs; No Access Inspection)" requesting 
            submission within twenty (20) days from the date of mailing the 
            necessary evidence for denied access as explained in the Policy 
            Statement.

            Twenty (20) days elapsed, and the owner failed to submit any 
            evidence pursuant to the Policy Statement.

            On December 17, 1990, DHCR informed the owner to submit within 
            twenty (20) days information on whether the defective conditions as 
            found by a May 23, 1990 inspection still exist.

            Twenty (20) days elapsed, and the owner failed to respond to DHCR's 
            FC110194RO








            December 17, 1990 request concerning the defective conditions.

            On February 13, 1991, another physical inspection of the subject 
            apartment was conducted by a DHCR staff member who confirmed the 
            following defective conditions:

                 1. The kitchen linoleum is worn and cracked; a large linoleum  
                    is missing.
                 2. The middle piece of the bathtub faucet (diverter valve) is  
                    inoperative.
                 3. There is a missing towel rack set.
                 4. There is a missing medicine cabinet.
                 5. There is a defective air valve in the bathroom.
                 6. The bedroom door knob is missing.
                 7. The kitchen light chain is inoperative.

            By an order dated February 26, 1991, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends without any substantiation that 
            the tenant refused access.

            In answer, the tenant denied in substance refusing access.

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

            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            authorized to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain required 
            services. The owner's petition does not establish any basis to 
            modify or revoke the Administrator's determination based on the 
            February 13, 1991 inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction. The issue of 
            denied access was unsubtantiated by the owner in the proceeding 
            below before the Administrator and in this petition.

            The owner is advised to file a rent restoration application if the 
            facts so warrant.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, 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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