GC 220173 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 220173 RO
                                                  
                                                  DISTRICT RENT
               FRANK SARDO                        ADMINISTRATOR'S DOCKET 
                                                  NO.: FG 220312 S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On March 12, 1992 the above named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order of 
          the Rent Administrator issued December 16, 1991. The order 
          concerned housing accommodations known as Apt 1L located at 430 
          Bleecker Street, Brooklyn, N.Y.  The Administrator ordered a rent 
          reduction for failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding by filing a Statement of 
          Complaint of Decrease in Services on July 19, 1991 wherein she 
          alleged the following services deficiencies:

                    1.   Kitchen sink in bad condition,

                    2.   Kitchen walls dirty,

                    3.   Kitchen ceiling leaking,

                    4.   Apartment windows sealed shut on top with bars put 
                         on bottom making fire exit impossible.

          The tenant also made complaints with regard to her lease, the 
          number of rooms in the apartment, and her mail delivery.  Said 
          complaints are not relevant to the issue of whether the owner is 
          providing required services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on August 5, 
          1991 and stated that there were window guards on the windows as 
          required by law, that the tenant had requested and been given 












          GC 220173 RO

          paint, that the sink was old but usable and that the tenant has 
          refused access to the apartment so that repairs could be made.
          The tenant filed a response on August 23, 1991 and stated that the 
          owner had removed her refrigerator and refused to replace it.  In 
          another letter dated August 27, 1991, the tenant reported the 
          owner's unscheduled visits to the apartment with a painter on two 
          different occasions but no repairs were done.

               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on November 19, 1991 and 
          revealed the following:

                    1.   Kitchen hot water faucet leaking,

                    2.   Evidence of leaks and water stains on kitchen walls 
                         and ceiling,

                    3.   Defective window sashes and frames throughout 
                         apartment,

                    4.   Peeling paint and plaster throughout apartment.

          The inspector also reported that the tenant's mailbox was being 
          maintained.

               The Administrator issued the order here under review on 
          December 16, 1991 and ordered a rent reduction equal to the most 
          recent guideline adjustment based on the report of the inspector. 

               On appeal the owner states that the tenant has refused to give 
          him access to do the required repairs.  Attached to the petition is 
          a notarized affidavit of the owner which states that the tenant 
          refused to allow access to him and the painter.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner notes that the owner has not set forth any 
          proof of attempts to gain access to the tenant's apartment (i.e. 
          correspondence setting forth date and time access requested.)  The 
          notarized statement of the owner is totally without detail and the 
          Commissioner notes that the painter did not submit an independent 
          statement corroborating the owner's claim.  The Commissioner notes 
          that the owner could have requested a "no access inspection" 
          pursuant to the procedures set out in DHCR Policy Statement 90-5.  
          The owner did not do so.  The Commissioner, therefore, rejects the 
          owner's claim of lack of access.

               Pursuant to 9 NYCRR 2523.4 (a) a tenant may apply to the DHCR 
          for a rent reduction and the rent shall be reduced after a finding 
          that the owner has failed to maintain required services.  Required 
          services are defined by 9 NYCRR 2520.6 (r) to include repairs and 






          GC 220173 RO

          maintenance.  The Commissioner finds that the Administrator 
          properly based this determination on the entire record, including 
          the results of the on-site physical inspection conducted on 
          November 19, 1991.  The order here under review was correctly 
          issued and is, therefore, affirmed.  The Commissioner notes that 
          the owner has filed for rent restoration (see Docket No. GB 220109 
          OR). 

               THEREFORE, pursuant to the Rent Stabilization Law and Code 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
                                             Acting Deputy Commissioner
                                   






    

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