CC 410278 RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  CC 410278-RO
                
                 MARJOMAR  REALTY  CO.,              RENT   ADMINISTRATOR'S
                      DOCKET NO.: 
                                                  BG 410068-S
                                   PETITIONER
          ----------------------------------x 
                          
                                                            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On March 6, 1988, the above-named petitioner-owner filed a  Peti-
          tion for Administrative Review (PAR) against an order  issued  on
          February 3, 1988, by  the  Rent  Administrator  at  Gertz  Plaza,
          Jamaica, New York, concerning the housing accommodation known  as
          450 East 88th Street, Apartment 4-N, New York, New  York  wherein
          the Administrator determined the tenant's complaint of  a  reduc-
          tion of services.

          The challenged order reduced  the  tenant's  rent  based  on  the
          results of an inspection conducted  on  October  29,  1987.   The
          inspection revealed that the apartment walls were  smoke  damaged
          as the result of the fire in the subject  building  on  March  9,
          1987.

          On appeal, the owner requests that the order be reversed  on  the
          grounds of lack of due process.  The owner asserts that notice of 
          the complaint and an opportunity to answer were  never  provided,
          that the owner did not submit an answer due to lack of  knowledge
          of the complaint, and that the tenant had not provided the  owner
          timely access to conduct repairs.  The owner acknowledged  notice
          of and was present, at the DHCR inspection, and that  access  was
          eventually obtained, as the result of  a  Housing  Court  ordered
          stipulation dated October 16, 1987.

          The applicable law is Section 2520.6(r) and 2523.4  of  the  Rent
          Stabilization Code.



          The claim of lack of due process is belied by the record.  

          The Examiner's Progress Sheet notes  in  the  case  docket  below
          indicate that a copy of the complaint was served on the owner  on
          August 3, 1987.  The record also  contains  the  owner's  answer,
          dated August 18, 1987, stamped received on August 25, 1987.   The
          owner's answer stated that the tenant finally allowed  the  owner
          access to complete work after several occasions when  access  had






          CC 410278 RO
          been denied.  Moreover, statements in the answer are inconsistent 
          with statements in the owner's appeal that  access  was  obtained
          only as a result of  the  subsequent  Court  ordered  stipulation
          dated October 16, 1987.

          The owner's other allegations that the tenant had  denied  access
          in 1984, and thereafter, in connection with other  matters,  were
          not pertinent to these proceedings.

          The Commissioner notes that the Administrator issued an order  on
          January 12, 1989, under Docket No. CC 410053-OR that granted  the
          owner's application for a rent restoration.


          THEREFORE, in accordance with the provisions of the Rent Stabili 
          zation Law and Code, it is,

          ORDERED, that this petition for administrative review be, and the 
          same hereby is, denied, and that the order of the  Rent  Adminis-
          trator's be, and the same hereby is, affirmed.


          ISSUED:



                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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