STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                                  DOCKET NO.: GA110224RO
                  KREISEL COMPANY, INC.
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: FF110072S


          The above-named owner filed a timely petition for administrative 
          review of an order issued on December 17, 1991,concerning the 
          housing accommodations known as 215-19 48th Avenue, Apt.# 3E, 
          Queens, New York, wherein the Rent Administrator determined the 
          tenant's complaint of decreased services.

          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 4, 1991 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment, in that there were leaks in the 
          bedroom ceilings.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.  The owner alleged that roof repairs had been 
          completed in 1989.  The owner also submitted an April 26, 1990 rent 
          restoration order for a prior rent reduction, setting forth that 
          the tenant had postponed repair of cracks and painting of the 
          living room ceiling.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The inspector confirmed tenant's complaints of leak 
          stains, cracks, and peeling paint and plaster in the bedroom 

          The Rent Administrator directed restoration of these services and 
          further, ordered a reduction of the stabilization rent.


          In its petition for administrative review, the owner reiterates 
          assertions below that the cause of the conditions was rectified by 
          roof repairs completed in June 1989, and that the tenant refused 
          and continued to refuse the owner's attempts to paint.

          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 
          required 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 for 
          modifying or revoking the Rent Administrator's order which 
          determined that the owner was not maintaining required services 
          based on a physical inspection confirming the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

          The owner's contention, below and on appeal that the roof was 
          repaired in 1989 was not responsive to the tenant's complaint of 
          water leaks in 1991.

          The owner's assertion that the tenant refuses to provide the owner 
          access to paint the apartment also fails to address the tenant's 

          The owner may file a rent restoration application if the facts so 
          warrant.  If the tenant fail to provide access to correct the 
          conditions cited, a "no-access" inspection may be conducted.  It is 
          noted, however, that in order to schedule a "no-access" inspection, 
          the owner must comply with the requirements set forth in Policy 
          Statement 90-5:  Arranging Repairs No Access Inspections.  In 
          pertinent part, the owner must submit proof that the owner was 
          unable to obtain access even though two letters were sent to the 
          tenant attempting to arrange access dates.  Each letter must have 
          been sent at least eight days before the proposed date for access, 
          and the second letter must have been sent by certified mail.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of the petition is vacated upon issuance of this 
          order and opinion.


          THEREFORE, in accordance with the provisions of Rent Stabilization 
          Law & Code, it is,

          ORDERED, that this petition be denied and that the Rent 
          Administrator's order be affirmed.


                                                       JOSEPH A. D'AGOSTA
                                                       DEPUTY COMMISSIONER


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