BK 110123 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.: BK 110123 RO
                                                           
               Sharon Towers Realty            DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: BC 110385-S
           
                                   PETITIONER               
          -----------------------------------X

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                     IN PART AND REMANDING PROCEEDING ON APPEAL
                                          
          On November 20, 1987, the above-named petitioner-owner  filed  an
          Administrative Appeal against an order issued on October 23, 1987 
          by the District Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known as 
          108-49 63rd Avenue, Apt. 6-N, Forest Hills, New York.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly reduced the rent of the subject apartment based  upon  a
          reduction of services.

          The District Rent Administrator's order, appealed  herein,  found
          diminution of services had occurred and reduced the rent  to  the
          level in effect prior to the last rent guideline  increase  which
          commenced before the effective date of the order.

          On appeal, the petitioner-owner claimed that it was not  informed
          of any service problems; that the  roof  was  repaired  and  that
          there is nothing wrong with hot water services.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          should be granted in part  and  remanded  to  the  District  Rent
          Office for further processing.

          The Commissioner notes that the  petition  did  not  contain  any
          allegations but the petitioner attached  a  copy  of  its  answer
          below; the assumption being that petitioner  is  reiterating,  on
          appeal, the statements contained in its answer below.

          A  review  of  the  record  reveals  that  the  tenant  filed  an
          Individual Tenant Statement of Complaint on March 24, 1987, 
          April 3, 1987 and April 29, 1987, asserting, inter alia, that she 
          had hot water pressure  problems  and  that  a  failure  of  roof
          maintenance resulted in  moisture  blistering  of  her  apartment
          ceiling.

          The owner was served with a Notice of Tenant's Complaint,  on  or
          about, April 3, 1987, but the record reveals that the copy of the 
          tenant's complaint, which was served on the owner did not contain 
          the tenant's request for a rent reduction.






          BK 110123 RO

          Accordingly, the Commissioner finds that the owner was not  given
          a full opportunity to participate in  the  proceeding  below  and
          that the order issued by  the  District  Rent  Administrator,  on
          October 23, 1987, must be revoked  and  further  finds  that  due
          process requires that this proceeding be remanded to the District 
          Rent Administrator for the purpose  of  affording  the  owner  an
          opportunity to fully respond to the tenant's complaint. 

          THEREFORE, pursuant to the Rent Stabilization Law and Code, it is

          ORDERED, that this petition be, and the same hereby  is,  granted
          to the extent of remanding this proceeding to the  District  Rent
          Administrator for further processing  in  accord  herewith.   The
          order of the District Rent Administrator is hereby revoked.

          ISSUED:

           
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner




    

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