ADM. REVIEW DOCKET NO.: BH 420333 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 420333 RO                
                                  
                                              :  
                                                 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 AL 520459 - S
              EMSOF REALTY CORP                               
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 16, 1987 the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on July 31, 
          1987, by the Rent Administrator, concerning the housing 
          accommodation known as 825 West End Avenue, Apartment 2F, New York, 
          New York, wherein the Administrator determined the tenant's 
          complaint of a reduction of services, filed on December 24, 1986.

               The Administrator reduced the tenant's rent based on the 
          results of an inspection conducted on June 3, 1987 that confirmed 
          the tenant's complaints of leak damaged walls and ceilings.  The 
          inspector reported that the bathroom north wall and the ceiling 
          plaster were cracked and water stained, and the bathroom south wall 
          had been plastered but required painting.  The tenant's other 
          complaints were not substantiated. 

               On appeal, the owner alleges that it never received notice of 
          the tenant's complaint, and that the first indication received was 
          the reduction order.

               An examination of the case docket reveals that the notice of 
          the proceedings and the complaint were mailed to the owner on 
          January 8, 1987 at the then registered address.  The owner's bare 
          assertion of non-receipt is insufficient to warrant reconsideration 
          of the Administrator's order.















          ADM. REVIEW DOCKET NO.: BH 420333 RO

               Concerning the owner's claim that the tenant had not notified 
          the owner of any problem since the bathrooms were plastered and 
          painted in 1985, it is noted that the Administrator's service of 
          notice of the proceedings and of the tenant's complaint, albeit 
          disputed, afforded the owner all the due process notice the owner 
          was entitled to.  The owner's assertions also suggest an underlying 
          problem that was not properly addressed initially.

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

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

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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