DOCKET NUMBER: BH 120247-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 120247-RO
                                         :  
                                            RENT     ADMINISTRATOR'S     DOCKET
       RICHARD ALBERT                       NO.: AH 120584-S
                           PETITIONER    : 
     ------------------------------------X                             

       ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN PART
              AND REMANDING THE PROCEEDING TO THE RENT ADMINISTRATOR

     On  August  19,  1987,  the  above-named  owner  filed   a   petition   or
     administrative review of an order issued on  July  31,  1987,  by  a  Rent
     Administrator concerning the housing accommodation known as Apartment  1D,
     93-41 222nd Street, Queens Village, New York, wherein rent was reduced due 
     to a diminution of service.

     The Commissioner has reviewed all of the evidence in the  record  and  has
     carefully considered that portion of the record  relevant  to  the  issues
     raised by the petition for review.

     On August 27,  1986  the  subject  tenant,  Elizabeth  Blanda,  filed  two
     separate applications for rent reductions based  on  the  owner's  alleged
     failure to maintain services  alleging  in  one  that  her  apartment  was
     infested with cockroaches and in the other that the  exterior  frames  and
     sashes of the windows required painting.

     On September 19, 1986 the owner, interposed  an  answer  to  the  tenant's
     complaint wherein he alleged inter alia that the tenant was denying access 
     to the exterminator.

     On November 13, 1986 and on January 16, 1987 physical inspections  of  the
     subject apartment  were  carried  out  by  the  Division  of  Housing  and
     Community Renewal (DHCR).  The inspector, in his report,  noted  that  the
     window conditions were as alleged by the tenant.

     On July 31, 1987 the Rent Administrator issued the order here under review 
     finding that a diminution  of  services  had  occurred  and  reducing  the
     tenant's monthly rental by nine dollars  based  on  the  defective  window
     conditions.

     In his petition for administrative review  the  owner  requests  that  the
     administrator's order be rescinded  alleging,  inter  alia,  that  he  was
     denied due process because the tenant's complaint was based upon cockroach 
     infestation and that he was denied the opportunity to interpose an  answer
     regarding the allegations of defective exterior window sashes and  frames.
     The owner further alleges that the tenant denied access  to  his  painters
     during the period in question.   Attached  to  the  petition  are  various
     exhibits offered to substantiate these allegations.

     After careful consideration the Commissioner is of the opinion  that  this
     petition should be granted in part and  that  this  proceeding  should  be






          DOCKET NUMBER: BH 120247-RO
     remanded to the Rent Administrator.

     The Commissioner notes that this tenant filed two separate rent  reduction
     applications  complaining  about  two  different  alleged  diminutions  of
     service.  A thorough  review  of  the  administrator's  file  contains  no
     evidence that both complaints were served upon the  owner  and  the  owner
     alleges that, in fact, he only was served with the complaint 
     regarding cockroach infestation.  The Commissioner further notes that  the
     owner did not default in the proceeding but interposed  a  lengthy  answer
     regarding the infestation allegations and that the owner by attachment  to
     the petition offers evidence which could have been interposed as a defense 
     to the complaint of decreased  services  irrespective  of  the  inspection
     results.   Moreover,  it  appears  from  the  record  that   neither   the
     administrator nor  the  inspector  examined  the  complaint  of  cockroach
     infestation.

     Because of the abovementioned failure on the part of the administrator  to
     serve the owner with both complaints the owner was denied the  opportunity
     to answer the complaint, to raise the issue of denial of  access,  and  to
     investigate or correct the complained of conditions.  This  constituted  a
     denial of due process and accordingly, the administrator's order  reducing
     the rent must be revoked.

     The Commissioner further determines that the proceeding should be remanded 
     to the  Rent  Administrator  for  further  processing.   On  remand,  both
     complaints should be served on the owner to afford him the opportunity  to
     interpose  a  complete  answer.   The  administrator  should  examine  the
     allegation of cockroach infestation which was overlooked in  the  original
     proceeding and conduct further fact finding  on  all  issues  as  well  as
     another inspection if deemed necessary.

     If there are arrears  due  to  the  owner  as  a  result  of  the  instant
     determination, the tenant shall be permitted to pay off the arrears in six 
     equal monthly installments beginning with  the  first  rent  payment  date
     after issuance of this order and opinion.  Should the tenant vacate  after
     the issuance of this order or have already vacated, said arrears shall  be
     payable immediately.

     THEREFORE, in accordance with the provisions  of  the  Rent  and  Eviction
     Regulations, it is

     ORDERED, that this petition be, and the same hereby is,  granted  in  part
     and that the Rent  Administrator's  order  be,  and  the  same  hereby  is
     revoked, and it is further

     ORDERED, that this proceeding be, and the same hereby is, remanded to  the
     Rent Administrator for further processing in accordance  with  this  order
     and opinion.

     ISSUED:
                                                                  
                                            ELLIOT SANDER
                                          Deputy Commissioner

                                                   
    

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