OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433
          APPEAL OF                               DOCKET NO.:FE110384RO

          Grenadier Realty Corp.,                 RENT ADMINISTRATOR'S
                                                  DOCKET NO.:

                                                  PREMISES: Apt. 1
                                                  74-11 Little Neck Parkway
                              PETITIONER          Glen Oaks, NY

          The above-named owner filed a timely petition for administrative 
          review against an order issued on May 9, 1991 by the Rent 
          Administrator 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 owner commenced this proceeding on January 17, 1991 by filing 
          an application to restore rent based on the tenant's unreasonable 
          refusal to permit the owner to restore service. The owner submitted 
          copies of various letters requesting access on December 4 and 11, 
          1990 and January 15, 1991.

          DHCR mailed a copy of the application to the tenant.

          The parties were informed of a No Access inspection scheduled for 
          April 4, 1991. The Notice of Inspection (For Access) states in 
          relevant part that the parties are directed to be present so as to 
          provide access to the owner for the purposes of attending to 
          repairs and/or restoration of services at this time; and that 
          failure of the owner and/or his 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 for repairs will result in a 
          determination based solely on the evidence presently in the record.

          On April 4, 1991, a No-Access inspection was conducted by a DHCR 
          staff member who reported that the bathroom wall has been plastered 
          but not painted, and that the area between the top of the stove and 
          the oven is rusted. Both building management and the tenant were 
          present. There was no indication that repairmen all set to work 
          were  present. It is not clear from the inspection report whether 
          the parties were ready for repairs at that time. 


          By an order dated May 9, 1991, the Administrator denied the owner's 

          In this petition, the owner contends in substance that the painting 
          was not completed because the tenant refused access; and that the 
          vendor for stoves and refrigerators attempted numerous times to 
          contact the tenant to replace her stove but the tenant refused 
          access. The owner asserts that during the April 4, 1991 inspection, 
          it was ready to replace the stove with a reconditioned one and to 
          paint the bathroom, but the tenant wanted a new stove and that the 
          painting had to wait because her husband was sick.    

          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.

          It is not clear from the April 4, 1991 No Access inspection whether 
          the parties were ready for repairs of the defective conditions. 
          Both parties appear to agree that the illness of the tenant's 
          husband delayed the work.

          However, the record fails to establish that the tenant refused 
          access at the No Access inspection. Moreover, the inspector's 
          report had no indication that the owner was capable of doing 
          repairs at that time. There were no workers present at that  

          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 Rent Administrator's order be, and the same hereby is, 

                                                  LULA M. ANDERSON
                                                  Deputy Commissioner

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