ADM. REVIEW DOCKET NO.: BH - 110269 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.:               
                                                 BH 110269 RO
                                              :
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:            
                                                 BB 110080 S
                SUN MANAGEMENT                    

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 22, 1987, the above named petitioner-owner filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          July 20, 1987, by the Rent Administrator at Gertz Plaza, Jamaica, 
          New York, concerning the housing accommodations known as 41-41 41st 
          Street, Apartment 1D, Queens, New York, wherein the Administrator 
          determined the tenant's complaint of decreased services commenced 
          on February 9, 1987.

               The challenged order decreased the tenant's rent based on the 
          results of an inspection held on March 9, 1987 that confirmed 
          several claims of decreased services cited in the tenant's 
          complaint.

               On appeal, the owner requests that the rent reduction be 
          revoked on the ground that the owner was denied due process in that 
          the Administrator failed to adhere to allegedly established 
          procedures of providing the owner with notification of either the 
          inspection or the results thereof.

               However, the Division's procedures, then as now, do not 
          require that notice of the inspection be given to the parties 
          unless their presence is required, nor to apprise the parties of 
          the result.  Moreover, the Courts have affirmed the Division's 
          position that there is no due process requirement to serve 
          inspection reports on the owner.  Empress Manor v DHCR, 538 N.Y.S. 
          2d 49 (App Div. 2nd Dept.).  The owner was afforded due process 
          notice by service of the tenant's complaint.















          ADM. REVIEW DOCKET NO.: BH - 110269 RO




               The Commissioner rejects the owner's characterization of the 
          complaint as a "fishing expedition," in "an attempt to harass the 
          owner", that "was able to find only a few minor items."  Tenants, 
          like owners, are free to pursue their legal remedies provided under 
          the Rent Stabilization Law and Code.   

               The inspection confirmed several serious conditions, including 
          defective and missing kitchen equipment, defective and missing 
          lighting fixtures, holes in walls, exposed wiring and an entire 
          apartment in need of painting.  Since the Administrator determined 
          that service decreases had occurred, rent reductions were mandated.  
          Hyde Park Gardens v DHCR, 527 N.Y.S. 2d 841 (A.D. 2nd Dept.), 
          aff'd. 541 N.Y.S. 2d 345 (Ct App. 1989).

               The owner's claim of repairs is belied by the results of the 
          inspection that confirmed several service decreases.  The owner 
          also fails to support the claim that the tenant had refused access 
          to the owner to make repairs, as would be provided by, for example, 
          advance written notice to the tenant by certified mail or mailgram 
          of scheduled appointments to effectuate repairs.

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

               ORDERED, that the owner's petition be denied and that the 
          Administrator's order be affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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