BJ 130134 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



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          IN THE MATTER OF  THE  ADMINISTRATIVE      ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:  BJ 130134 RO

           HARVEY KALT, WOODHAVEN APARTMENTS,
                                                  DRO DOCKET NO.:  BB 110748 S

                                  PETITIONER
          ----------------------------------X                                   


                   ORDER AND OPINION DENYING ADMINISTRATIVE APPEAL


          On October 9,  1987  the  above-named  petitioner-owner  filed  a
          Administrative Appeal against an order issued  on  September  30,
          1987 by the District Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          62-05 Woodhaven Boulevard, Rego Park, New York, Apartment 2B.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of 9 NYCRR 2520.6(r) and 9 NYCRR 2523.4.

          The  issue  in  this  appeal  is  whether   the   District   Rent
          Administrator  properly  determined  the  tenant's  complaint  of
          decreased services.

          The District Rent Administrator's order, appealed herein, reduced 
          the rent for the subject apartment to the level in  effect  prior
          to the last rent guideline increase which  commenced  before  the
          effective date of the rent reduction, such rent  reduction  being
          effective as of April 1, 1987, the first rent payment  day  after
          the Division informed the owner of the tenant's complaint.

          This order was based upon a physical inspection conducted on July 
          21, 1987 which revealed that  the  livingroom  ceiling  and  wall
          require  painting;  that  areas  in  the  livingroom  which  were
          plastered are  discolored;  that  the  kitchen  ceiling  requires
          painting; that the bathroom ceiling and wall  are  blistered  and
          have peeling paint and plaster due to leaks; that the  livingroom
          window has a cracked pane; and that the kitchen window is in need 
          of putty.

          On appeal, the petitioner-owner alleges, in  substance,  that  he
          was never notified by the Division that the tenant  had  filed  a
          complaint;  and  that  the  tenant  never  informed  him  of  the
          complaint.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 






          BJ 130134 RO
          should be denied.

          A review of the record reveals that on  February  27,  1987,  the
          tenants filed a  complaint  of  decreased  services  wherein  she
          stated that the  walls,  ceilings  and  windows  of  the  subject
          apartment were in need of various repairs.  The  tenant  attached
          to said complaint copies of  her  letters  to  the  owner,  dated
          December 5, 1986 and January 7, 1987, requesting such repairs.

          On March 16, 1987, the Division mailed a  copy  of  the  tenant's
          complaint to the owner,  together  with  the  appropriate  answer
          forms.  

          No response was received from the owner and on July 21, 1987, the 
          inspection mentioned hereinabove was conducted.

          The Divisions' notice of March 16, 1987 was not returned  to  the
          Division by the United States Post  Office  as  undeliverable  as
          addressed.  The address for the  owner  listed  on  the  tenant's
          complaint, the Division's notice  of  March  16,  1987,  and  the
          District Rent Administrator's order, all match the address  which
          the owner lists as his  mailing  address  on  his  administrative
          appeal.  It must therefore be presumed that the Division's notice 
          of March 16, 1987 was duly delivered  in  the  normal  course  of
          business.  The owner's claim on appeal of lack of notice  is  not
          supported by the evidence of record.

          The Commissioner notes that by a letter dated  October  28,  1987
          the owner transmitted to the  Division  a  copy  of  a  statement
          signed by the tenant on October 27, 1987 acknowledging  that  all
          repairs wee  completed  to  her  satisfaction.   This  order  and
          opinion is issued without prejudice to the right of the owner  to
          apply for a restoration of the rent upon restoration of  required
          services.  As part of the processing of any such rent restoration 
          application, the Division  will  consider  such  evidence,  after
          notice to the tenant, and establish an appropriate effective date 
          of the restoration accordingly.



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

          ORDERED, that this administrative appeal be, and the same  hereby
          is, denied, and that the order of the District Rent Administrator 
          be, and the same hereby is, affirmed.





          ISSUED:
                                                  ------------------------
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
           
             
                                          
    

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