BD 430493-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.:   
                                                  BD 430493-RO               
                 BIJU REALTY COMPANY,        
                                                  RENT ADMINISTRATOR'S      
                                                  DOCKET NO.: 
                                  PETITIONER      LCS 000186-B
          ----------------------------------x


              ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                            

            On April 28, 1987, the above-named owner, filed a petition for 
            administrative review of an order issued on March 24, 1987 by a 
            Rent Administrator concerning various housing accommodations in the 
            premises known as 945 West End Avenue, New York, New York.

            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 for review.

            This proceeding was originally commenced by the tenants' filing of 
            a complaint of decreased services.

            On March 24, 1987, the Rent Administrator issued the order appealed 
            herein which reduced the rents of various apartments, by $3.00 for 
            controlled apartments and by a guideline for stabilized apartments, 
            to reflect a dirty courtyard.

            In its petition the owner requests reversal of the Administra- 
            tor's order asserting in substance and pertinent part, that a dirty 
            courtyard was not among the items included in the tenants' original 
            complaint, but that a sideyard was mentioned.  The owner thereby 
            asserts that it was a denial of its due process rights to reduce 
            the rents for the finding of a dirty courtyard.

Several tenants answered the owner's petition.  One tenant states, 
in substance and pertinent part, that the owner was on notice that 
the grounds generally were dirty and that the owner is relying on 
semantics in an attempt to have the rent reduction revoked.  
Another tenant states, in pertinent part, that the Tenants'  














          BD 430493-RO

            Association had, prior to filing a formal complaint with the 
            agency, notified the owner that the courtyard was dirty.  
            The Commissioner is of the opinion that the owner's petition for 
            review should be granted.

            The record indicates that the tenants, in their original com- 
            plaint, did not mention a dirty courtyard.  Accordingly, the owner 
            was not put on notice that a dirty courtyard was among those items 
            for which the tenants filed their complaint.  The Commissioner 
            finds that the rents were reduced erroneously and in violation of 
            the owner's due process rights.  Accordingly the Commissioner is of 
            the opinion that the order, under Docket No. LCS 000186-B, should 
            be revoked.

            The Commissioner notes that the Rent Administrator issued an order 
            on March 11, 1988 restoring the rents.

            The tenants are advised that the rent reduction herein revoked 
            covered the periods from about April 1, 1987 through April 1, 
            1988 for rent controlled units and from December 1, 1984 through 
            July 1, 1987 for rent stabilized units.


            THEREFORE, in accordance with the provisions of the Rent Stabili- 
            zation Law and Code, and the Rent and Eviction Regulations, it is

            ORDERED, that this petition be, and the same hereby is, granted, 
            and that the order of the Rent Administrator, under Docket No. 
            LCS 000186-B, be, and the same hereby is, revoked, and it is 

            FURTHER ORDERED, that if the owner has already complied with the 
            Rent Administrator's order and there are arrears due to the owner 
            as a result of the instant determination, the tenants shall be 
            permitted to pay off the arrears in twelve monthly installments.  
            Should any one of the tenants vacate after the issuance of this 
            order or have already vacated, said arrears shall be payable 
            immediately.


            ISSUED:


                         
JOSEPH A. D'AGOSTA
Deputy Commissioner 
    

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