ADM. REVIEW DOCKET NO.: GC 210093 RO

                                  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.:               
                                                 GC 210093 RO
                                              :
                                                 RENT ADMINISTRATOR'S     
                                                 DOCKET NO.:              
                                                 FH 210241 S
              ELAINE DILLARD,                     
                                                 Premises: 215 Ralph Ave.,
                              PETITIONER      :            Apt. 4R, 
          ------------------------------------X            Brooklyn, N.Y.    
                       
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations relating to the above described docket number.

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

               The owner did not interpose an answer to the tenant's 
          complaint.

               Thereafter an inspection of the subject building was conducted 
          by a Division of Housing and Community Renewal (DHCR) inspector who 
          confirmed the existence of defective conditions.

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

               In the petition for administrative review, the owner states, 
          in pertinent part, that the tenant denied access to the owner's 
          workmen for the purpose of restoring services.

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














          ADM. REVIEW DOCKET NO.: GC 210093 RO

               The Commissioner notes that the owner's allegation, that the 
          tenant denied access to the apartment for the purpose of restoring 
          services was not raised by the owner while the proceeding was 
          pending before the administrator even though the owner was afforded 
          an opportunity to do so.  Since the scope of administrative review 
          is limited to the facts or evidence which were raised before the 
          administrator and this allegation was not raised, it may not now be 
          considered for the first time on administrative appeal.     

               Concerning the owner's claim that the tenant fails to 
          cooperate in providing access, the Commissioner notes that a "NO- 
          access" inspection may be conducted if the tenant fails to provide 
          access to correct the condition cited.  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, available to the parties 
          upon request.  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.   

               Accordingly, based on a preponderance of the evidence, the 
          Commissioner finds that the owner has offered insufficient reason 
          to disturb the Administrator's determination and that the 
          Administrator properly based his determination on the entire 
          record, including the results of the on-site inspection conducted 
          in the subject apartment. 

               This Order and Opinion is issued without prejudice to the 
          owner's rights as they may pertain to an application to the 
          Division for a restoration of rent based upon the restoration of 
          services, if the facts so warrant.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, it is

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

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



                                                    






          ADM. REVIEW DOCKET NO.: GC 210093 RO








    

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