GB420331RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       GB420331RO
               The 400 East 58th Street Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       FJ420190S
                                   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 January 31, 1992, concerning the housing 
          accommodations known as 400 East 58th Street, Apt. 17F, New York, 
          New York, wherein the Rent Administrator determined the tenant's 
          complaint of decreased services.

          The Commissioner has reviewed all 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 by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint, or asserted that the tenant failed to cooperate with the 
          owner's efforts to ascertain conditions requiring repairs, or 
          otherwise asserted that required repairs had been or would be 
          completed.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector reported peeling or bubbling paint 
          and plaster in the kitchen, living room and bedroom ceilings, a 
          bedroom door and bedroom closet door that did not open and shut 
          properly, evidence of mice droppings, and a missing outlet face 
          plate.  Other services were found to have been maintained.


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












          GB420331RO


          In the petition for administrative review the owner states that the 
          tenant refused to provide the owner access to the apartment to 
          exterminate, to paint and plaster and to make repairs.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Rent Administrator may impose a rent reduction where there has 
          been a decrease in essential services, furnishings or equipment, 
          among other things.  The owner's petition does not establish a 
          proper basis for modifying or revoking the Administrator's order, 
          which determined, based on an inspection, the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.  The evidence the owner submitted below did 
          not rise to the level sufficient to trigger a "no-access" 
          inspection, detailed in Policy Statement 90-5:  Arranging Repairs 
          No Access Inspection.

          The owner's allegation that the tenant refused the owner access to 
          make or complete remaining repairs is beyond the scope of review, 
          which is strictly confined to issues and evidence submitted to the 
          Rent Administrator for consideration.  The only additional evidence 
          submitted on appeal was an additional written request for access, 
          return receipt requested, dated after the Rent Administrator's 
          order.  The owner's submissions were insufficient to have warranted 
          reconsideration in any event. 

          THEREFORE, in accordance with the provisions of the City Rent and 
          Eviction Regulations, 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, 
          affirmed.

                 

          ISSUED:




                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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