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.: CD110153RO      
                                                             
          Lee Management c/o                     RENT ADMINISTRATOR'S
          Horing and Welikson,                   DOCKET NO.: BG110496S       
                             
                                PETITIONER       PREMISES:
                                                    94-11 34th Rd.
                                                    Apt. 2M
                                                    Jackson Heights, NY  
          -----------------------------------X                           
            
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on March 10, 1988 concerning the housing 
          accommodations relating to the above-described docket number.  

          The Commissioner has reviewed all the evidence in the record and has 
          carefully considered that portion of the record relevant to the 
          issues raised by this administrative appeal.

          The tenant commenced this proceeding on July 14, 1987 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted that it inspected the apartment and 
          found none of the complained-of conditions existed. The owner 
          requested a copy of DHCR's inspection report before the issuance of 
          the order.

          On February 5, 1988, a physical inspection of the subject apartment 
          was conducted by a DHCR staff member who reported that there was 
          peeling paint and plaster throughout the apartment; the second 
          bedroom walls and ceiling were mildewed; the bathroom ceiling was 
          water-damaged, mildewed and peeling paint and plaster; the master 
          bedroom wall was covered with mildew; the living room window frames 
          were peeling paint; the master bedroom and hallway closet doors were 
          off their tracks; bathroom wall tiles were missing; and there was 
          roach and rodent infestation.

          By an order dated March 10, 1988, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 
          rent.
          CD110153RO













          In the petition for administrative review, the owner contends in 
          substance that the Administrator failed to process the owner's 
          request for a copy of DHCR's inspection report before the issuance 
          of the order.

          In answer, the tenant asserted that the defective conditions 
          continue to exist as confirmed by inspection.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.

          In the instant case, the owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on a February 5, 1988 physical inspection which found 
          defective conditions, warranting a rent reduction.

          The claim of a due process violation in that the owner was not 
          notified of the subsequent inspection or the results thereof is 
          without merit (see FH410081RO; Empress Manor Apts. v. NYSDHCR, 147 
          A.D.2d 642, 538 N.Y.S.2d 49, 1989). The tenant's complaint was 
          sufficient notice; the inspection report merely confirmed the 
          existence of the complained-of conditions, which the owner failed to 
          completely and effectively address.

          The Commissioner notes that the owner's rent restoration application 
          (CH110182OR) was granted on March 6, 1989.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.
               
          THEREFORE, in accordance with the Rent Stabilization Law and Code,
          it is

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


          ISSUED:


                                                                      
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner
    

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