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

          APPEAL OF                                DOCKET NO.: GI610022RO    
          2395 Holding Ltd.,  
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.: GC610251S           
                                                   SUBJECT PREMISES:
                                                       2395 Morris Avenue
                                                       Apt. 45
                                                       Bronx, NY


            The above-named owner filed a timely petition for administrative 
            review of an order issued on August 12, 1992 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 March 11, 1992 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In its answer, the owner asserted that it could not gain access to 
            the apartment. The owner provided no proof to substantiate this 

            Thereafter,  an on-site inspection of the apartment was conducted on 
            July 30, 1992 by a DHCR inspector who reported that the kitchen 
            cabinet doors did not close properly; the floor/covering of the 
            bathroom and the tub was defective, with uneven tiles and holes in 
            the floor; the bathroom door frame was cracked and broken; the 
            apartment had vermin; the right side wall of the first bedroom had 
            holes and was plastered in an unworkmanlike manner; the door frame 
            of the first bedroom was not properly aligned and defective; the 
            wood floor of the living room was broken, rough and splintered; and 
            the apartment entry door frame was not properly aligned.

            By an order dated August 12, 1992, the Administrator directed the 
            restoration of these services and ordered a reduction of the 
            stabilized rent.

            In its petition for administrative review, the owner contends that 
            it was ready to repair; and it made numerous attempts to gain access 

            and failed. The owner submits a copy of an affidavit from the 
            building superintendent who alleged various unsuccessful attempts to 
            gain access.

            In answer, the tenant states in substance that the defective 
            conditions continue to exist.

            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 
            authorized to order a rent reduction upon application by a tenant 
            where it is found that an owner has failed to maintain required 

            The petition does not establish any basis for modifying or revoking 
            the Administrator's order which determined that the owner was not 
            maintaining required services based on the results of the July 30, 
            1992 on-site inspection confirming the existence of defective 
            conditions, for which a rent reduction is warranted.

            The defense that tenant refused access is unsubstantiated. The owner 
            failed to fulfill the evidentiary requirements pursuant to Policy 
            Statement 90-5 (Arranging Repairs; No Access Inspections) which 
            includes, in relevant part, two letters to the tenant requesting 
            access, one by regular mail and the other by certified mail with a 
            return receipt.

            The owner may file a rent restoration application if the facts so 

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

            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 Administrator's order be, and the same hereby is, affirmed.


                                            JOSEPH A. D'AGOSTA
                                            Deputy Commissioner


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