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.:FC210027RO     
                                                        
          Glenie Thomas,                           RENT ADMINISTRATOR'S
                                                   DOCKET NO.:EG210036S      
                                                       
                                                   SUBJECT PREMISES:
                                                      655 Alabama Avenue
                                                      Apt. 3R
                                                      Brooklyn, NY    
                                PETITIONER     
          -----------------------------------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 January 29, 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 July 2, 1990 by filing a 
            complaint asserting that the owner had failed to maintain numerous  
            services in the subject apartment.

            In an answer filed on July 27, 1990, the owner denied the tenant's 
            allegations and otherwise asserted that the tenant moved into a 
            renovated apartment a year ago; that the tenant was taken to court 
            for non-payment of rent; that the tenant damaged the apartment and 
            caused the defective conditions; and that the tenant refused access 
            to the premises. The owner provided no attachments or substantiation 
            to these bare assertions.

            Thereafter, a physical inspection of the subject apartment was 
            conducted on October 10, 1990 by a DHCR staff member who confirmed 
            the existence of twenty-three (23) defective conditions.

            On October 30, 1990, DHCR mailed the owner a copy of Policy 
            Statement 90-5 which explains to the owner the requirements to 
            schedule a No Access inspection for arranging repairs. The owner was 
            requested to submit information/evidence within twenty days from the 
            date of mailing. The owner failed to respond.

            By an order dated January 29, 1991, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that the 
            inspector's findings are questionable if the tenant caused these 
            FC210027RO







            conditions and refused access; and repeats the bare allegations in 
            the answer to the complaint.

            DHCR mailed a copy of the petition to the tenant.

            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 
            October 10, 1990 inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction. 

            The owner's petition fails to establish that the inspector's 
            findings are questionable, that the tenant caused these conditions, 
            and that the tenant refused access. Accordingly, the Commissioner is 
            of the opinion that this petition should be denied.

            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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