ADM. REVIEW DOCKET NO.: CB410086RO


                                  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.:              
                                                 CB410086RO
                                              :  
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:
                                                 BG420297S
                SUSAN WEINSTEIN                  
                                                 


                                                   
                                                                             
                                      
                                             
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On February 18 and 23, 1988, the above-named petitioner-owner 
          filed petitions for administrative review of an order issued on 
          February 12, 1988, by the Rent Administrator (PAR), concerning the 
          housing accommodation known as 560 West 163rd Street, New York, NY,  
          Apartment 67, wherein the Administrator reduced the tenant's rent 
          upon a finding of a decrease in apartment services.

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

               In the PARs, the petitioner-owner contends that she never 
          received the tenant's complaint in the proceeding below and had no 
          opportunity to answer it and, furthermore, that there has already 
          been a rent reduction pursuant to an order in Docket USC 001514-B.
          Therefore, the rent reduction in the order herein is unauthorized.  

















          ADM. REVIEW DOCKET NO.: CB410086RO

               A review of the record in the proceeding below shows that 
          notice of the tenant's complaint was mailed to the owner on 
          September 1, 1987.  The record also contains the owner's response 
          which is dated September 28, 1987 and was received by the Division 
          on October 2, 1987.  The response recites the apartment conditions 
          which were the subjects of the tenant's complaint and alleges that 
          all repairs concerning these conditions have been made.

               A physical inspection of the apartment on December 21, 1987 by 
          a DHCR employee confirmed that many of the repairs had not been 
          made.  Based on this inspection, the Rent Administrator issued the 
          order appealed herein reducing the rent by $22.50 per month 
          pursuant to Section 2202.16 of the Rent and Eviction Regulations.

               The Commissioner is of the opinion that this petition should 
          be denied.  Owner's allegation that notice of the tenant's 
          complaint was not received and that there was no opportunity to 
          reply is clearly contradicted by the record.  Furthermore, a review 
          of Docket No. USC001514-B clearly shows that the conditions for 
          which a rent reduction was ordered at that time are not the same 
          conditions as those cited in the Administrator's order herein.

               This Order and Opinion is issued without prejudice to the 
          owner's rights as they may pertain to a de novo application to the 
          Division for a restoration of rent based upon the restoration of 
          services.

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

               ORDERED, that this petition be and the same hereby is denied, 
          and the Administrator's order issued on February 12, 1988 be and 
          the same hereby is affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    

    

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