GC 410123 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: GC 410123 RO
               PABLO GERALNIK                     DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FL 410272 S

               On March 11, 1992 the above named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order of 
          the Rent Administrator issued February 7, 1992.  The order 
          concerned housing accommodations known as Apt 40 located at 8 West 
          108th Street, New York, 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 

               The tenant commenced this proceeding by filing a Statement of 
          Complaint of Decrease in Services on December 17, 1991 wherein she  
          alleged the following services deficiencies:

                    1.   Kitchen--Lower window sash has broken glass pane; 
                         holes in ceiling,

                    2.   Bathroom window has no lock,

                    3.   Second bedroom window has rotted sash next to pane,

                    4.   Master bedroom window sashes missing,

                    5.   Living room window has no lock,

                    6.   First bedroom has hole in wall, cracked ceiling and 

                    7.   Second bedroom has hole in ceiling and peeling 
                         paint and plaster,

                    8.   Mice and roaches entering apartment through holes 

          GC 410123 RO

                    described above.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on December 
          23, 1991 and stated that he was willing to make repairs, but the 
          tenant was not home between 9 A.M. and 5 P.M. and the owner could 
          not get access.  The owner requested that DHCR arrange access to 
          the apartment.  The tenant filed a reply on January 30, 1992 and 
          stated that she was not refusing access to the apartment.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on January 24, 1992 and 
          revealed the following:

                    1.   Kitchen ceiling cracked and hazardous bulging,

                    2.   No living room window lock,

                    3.   Kitchen walls show peeling and rough plastering 
                         including west closet,

                    4.   Kitchen floor unlevel within stove area,

                    5.   First bedroom ceiling has cracked ceiling,

                    6.   Second bedroom walls cracked, bulging and peeling;  
                         south wall in danger of falling,

                    7.   Second bedroom ceiling cracked and contains holes,

                    8.   Bathroom window lock missing,

                    9.   First bedroom window could not be opened,

                   10.   Third bedroom ceiling cracked and peeling paint and 

                   11.   Third bedroom window could not be opened,

                   12.   Evidence of vermin droppings in apartment.

          The following services were found to have been maintained:

                    1.   No defects found in kitchen window pane

               The Administrator issued the order here under review on 
          February 7, 1992 and ordered a rent reduction equal to the most 
          recent guideline adjustment based on the report of the inspector. 

               On appeal the owner restates his desire that DHCR aid in 
          arranging access to the subject apartment.  The owner also states 
          that all window sashes, frames and locks have been repaired.  

          GC 410123 RO

          Attached to the petition is a bill, dated January 24, 1992, wherein 
          the owner listed the window repairs made to the apartment.  The 
          tenant refused to sign the bill.

               The tenant filed a response on April 14, 1992 wherein she 
          again stated that she was not denying the owner access to the 
          apartment and that she had attempted to cooperate with the owner in 
          scheduling appointments for the repairmen. 
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner initially notes that the owner has not 
          complied with the provisions set forth in Policy Statement 90-5, 
          regarding the arranging of repairs and the holding of a "no access" 
          inspection.  Pursuant to the Policy Statement it was incumbent on 
          the owner to submit to the Administrator copies of two letters, 
          sent to the tenant to request access.  Each letter was to have been 
          mailed at least eight days before the proposed access date and the 
          second letter had to have been sent by certified mail, return 
          receipt requested.  The return receipt had to have been submitted 
          with the request for the inspection.  Since the owner did not 
          follow this procedure, the Administrator was correct in ordering an 
          ordinary inspection.

               The Commissioner further notes that numerous prior orders have 
          held that the report of a DHCR inspector is entitled to more 
          probative weight than the unsupported allegations of a party to the 
          proceeding.  The inspector clearly reported window defects, despite 
          the owners allegation that he had made repairs.  With regard to the 
          claim of failure to afford access, the owner has never documented 
          specific dates and times that he attempted to gain access, only to 
          be denied by the tenant.

               Pursuant to 9 NYCRR 2523.4 (a) a tenant may apply to the DHCR 
          for a rent reduction and the Administrator shall reduce the rent 
          based on a finding of failure to maintain required services.  
          Section 2520.6 (r) of the Rent Stabilization Code defines required 
          services to include repairs and maintenance.  The Commissioner 
          finds that the Administrator properly determined this proceeding 
          based on the entire record including the results of the on-site 
          physical inspection held on January 24, 1992.  The owner has failed 
          to document any claim raised either before the Administrator or in 
          this administrative appeal.  The order here under review is, 
          therefore, affirmed.

               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.

          GC 410123 RO


                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner

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