STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  RENT ADMINISTRATOR'S      
                 WEST FOUR ASSOCIATES/            DOCKET NO.:
               SANDRA GREER REAL ESTATE,          AK430052B

                                                  PREMISES: 169 W. 4th St.
                                   PETITIONER     New York, NY 


          The above-named owner filed a timely petition for administrative 
          review of an order issued on October 29, 1987, concerning the 
          housing accommodations relating to the above-described docket 
          number wherein the Administrator ordered a rent reduction based on 
          a finding of a building-wide decrease in services.

          The issue in this appeal is whether the Administrator's order was 

          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 this administrative appeal.

          This proceeding was commenced on November 14, 1986 by the rent- 
          stabilized and rent-controlled tenants filing a complaint of a 
          decrease in numerous building-wide services.

          The Division sent on December 12, 1986 to the owner a copy of the 
          tenants' complaint, and the owner filed an answer advising that the 
          property had been sold and that the complaint had been forwarded to 
          the new owner for response.

          On January 6, 1987, a copy of the owner's answer was sent to the 
          tenant who responded with the name and address of the new owner, 
          West Four Associates/ Vickers Management Corp.

          The new owner was mailed on January 21, 1987 a copy of the tenants' 


          In an answer filed on February 2, 1987, the new owner requested 
          that the "file be closed as all complaints have been attended to."

          In reply, the tenant representative asserted that contrary to the 
          owner's answer, the numerous complained-of conditions continue to 

          Thereafter, a physical inspection of the building was conducted on 
          March 26, 1987 by a Division staff member who reported that the 
          front door lock is broken; that the front fire escape needs 
          painting; and that there are various loose steps in the second 

          On May 8, 1987, another physical inspection of the building was 
          conducted by a Division staff member who reported that there is 
          accumulated garbage under the stairs in the lobby of the building; 
          that there are dirty building hallways, floors that are not swept 
          or mopped, and light debris in the public areas; that the lights in 
          the rear of the building are inoperative; that the public area 
          windows have warped and rotted wood frames, allowing air seepage; 
          and that the foyer door lock does not work, there is no knob on 

          The Administrator directed on October 29, 1987 the restoration of 
          services and reduced the rent of the rent-stabilized tenants.  The 
          maximum legal rent of the rent-controlled tenants is reduced by 
          $20.00, itemized as follows:

               1.   Broken front door lock                 -  $  5.00
               2.   Fire escape in need of painting        -     4.00
               3.   Accumulation of garbage under stairs   -     2.00
               4.   Public area in need of cleaning        -     3.00
               5.   Lights in rear of building 
                    inoperative                            -     3.00
               6.   Public area windows defective          -     3.00

                                                              $ 20.00

          In the petition for administrative review, the owner contended in 
          substance that all repairs were completed in December 1986 when it 
          received notice of the tenants' complaint; and that the Adminis- 
          trator's order should be rescinded because the owner was not 
          afforded the opportunity to receive the inspection report and to 

          cure the defect before the issuance of the Administrator's order.  
          The owner submitted a copy of an August 28, 1987 paid bill for 

          cleaning of the basement, a copy of an October 1, 1987 paid bill 
          for repair of the front door, and a copy of a March 2, 1987 paid 
          bill for installing a new front door, buzzer lock and wires.

          In answer, various tenants stated in substance that the owner had 
          failed to address the defective conditions.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          The Administrator's determination was based upon two staff 
          inspector's reports which found decreased services in the building.  
          This determination was in all respects proper and is hereby 

          Regarding the petitioner's allegation that it was not afforded the 
          opportunity to receive the inspection report and to cure the defect 
          before the Administrator's order's issuance, the Commissioner finds 
          this allegation without merit.  The owner was fully informed of the 
          defective conditions in the tenants' complaint; the inspection 
          reports merely confirmed the tenants' complaint; and thus, the 
          owner's non-receipt of the inspection reports is not a violation of 
          due process (Empress Manor Apartments v. DHCR, 538 N.Y.S.2d 49, 147 
          A.D. 2d 642; also PAR Docket No FH410081RO)

          The Commissioner finds that the copies of paid receipts for alleged 
          repairs submitted by the owner do not cover all the numerous 
          defective conditions cited by the two inspection reports.  Further- 
          more, these submissions were not timely raised in the proceeding 
          below prior to the issuance of the Administrator's order, and are 
          thus beyond the scope of administrative review.

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

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


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