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.:FE610352RO     
                                                       
          Grant Realty Partners/                   RENT ADMINISTRATOR'S
          Leonard M. Shendell,                     DOCKET NO.:EG610303S      
                                                       
                                                   SUBJECT PREMISES:
                                                      977 Grant Avenue
                                                      Apt. 4C
                                                      Bronx, 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 May 1, 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 13, 1990 by filing a 
            complaint asserting that the owner had failed to maintain various 
            services in the subject apartment.

            On July 19, 1990, DHCR mailed a copy of the complaint to the owner, 
            advising the owner that "failure to file an answer within twenty 
            (20) days from the date appearing on this notice shall be considered 
            a default and may result in a determination based on the record 
            presently before the agency."

            The owner failed to answer within (20) days of the July 19, 1990 
            service of a copy of the tenant's complaint. Thereafter, an 
            inspection of the subject apartment was conducted on August 20, 1990 
            by a DHCR staff member who confirmed the existence of defective 
            conditions.

            The owner filed an answer on August 27, 1990, stating that the 
            tenant refused access at various times.

            On November 29, 1990, DHCR mailed the owner a copy of Policy 
            Statement 90-5 (Arranging Repairs; No Access Inspections), informing 
            the owner of the requisites for a No Access inspection.

            A Notice of Inspection (For Access) was mailed to all parties on 
            February 7, 1991, informing them to be present on February 13, 1991 
            at the apartment to provide access to the owner for
            FE610352RO








            repairing/restoring services. This notice states that "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 record."

            A No Access inspection of the subject was conducted on February 13, 
            1991 by a DHCR staff member who confirmed the existence of defective 
            conditions; and reported the attendance of the tenant, the building 
            superintendent and the repairman. The inspector noted that the 
            worker was not ready to make repairs at that time.

            By an order dated May 1, 1991,  the Administrator directed the 
            restoration of services and ordered a rent reduction based on these 
            defective conditions:

                 1) The living room wall (right side when walking in) is        
                    stained.
                 2) The kitchen ceiling and walls require a second coat of      
                    paint; the wall behind the stove has peeling paint and      
                    plaster; the closets throughout the apartment require       
                    painting.
                 3) The hot water faucet in the bathroom sink leaks from the    
                    knob; the shower and tub faucet regulator knob is loose.  
                 4) In the bathroom, there are two (2) broken wall tiles into   
                    the left of the tub faucets.

            In this petition, the owner contends in substance that all work was 
            done.

            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.

            The Commissioner notes that the owner failed to answer within (20) 
            days of the July 19, 1990 service of a copy of the tenant's 
            complaint, even though the owner was notified that "failure to file 
            an answer within twenty (20) days from the date appearing on this 
            notice shall be considered a default and may result in a 
            determination based on the record presently before the agency." As 
            a result, an inspection of the subject apartment was conducted on 
            August 20, 1990 by a DHCR staff member who confirmed the existence 
            of defective conditions. For this reason alone, the owner's petition 
            should have been denied.

            However, the owner belatedly raised the issue of tenant refusing 
            access, and the record establishes that the parties were duly 
            notified of a No Access inspection on February 13, 1991, to be 
            present at the apartment to provide access to the owner for 
            repairing/restoring services. The Notice of Inspection (For Access) 
            states that "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 
            FE610352RO


            presently in the record." 




            The record further shows that on February 13, 1991, the inspector 
            reported the attendance of the tenant, the building superintendent 
            and the repairman; the inspector also noted that the worker was not 
            ready to make repairs at that time.

            Accordingly, 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 and the owner's worker not being ready to 
            repair/restore services at that time despite due notice. The 
            Administrator's order finding decreased services, which warrant a 
            rent reduction, is hereby and in all respects sustained. 

            The owner's rent restoration application (HJ610019OR) was granted on 
            April 19, 1994.

            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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