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

          APPEAL OF                               DOCKET NO.: CI110228RO
          WESTMORELAND ASSOCIATES                 RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BJ110016B


               On September 13, 1988 the above named petitioner-owner filed 
          a Petition for Administrative Review against an order of the Rent 
          Administrator issued August 10, 1988. The order concerned various 
          housing accommodations located at 40-01 Little Neck Parkway, 
          Queens, N.Y.  The Administrator directed restoration of services 
          and ordered a reduction of the maximum legal rents.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               This proceeding was commenced on October 14, 1987 when tenants 
          of 41 of the 63 apartments in the building filed a Statement of 
          Complaint of Decrease in Building-Wide Services wherein they 
          alleged, in sum, that the owner was not maintaining certain 
          required services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on December 
          8, 1987 and stated that it had removed certain wooden light poles 
          for safety reasons, that it had installed permanent lighting and 
          that the DHCR had previously ruled that its method of garbage 
          disposal was adequate.
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on February 17, 1988.  The 
          building was reinspected on March 21, 1988.  The inspector reported 
          that the owner was not providing storage space, that the public 
          area clotheslines had been removed and that the driveway had cracks 
          and potholes.


               The Administrator issued the order here under review on August 
          10, 1988.  Rent controlled tenants were granted a $6.00 per month 
          rent reduction based on the report of the inspector.  No rent 
          stabilized tenant requested a rent reduction.  The Administrator 
          ordered restoration of services.

               On appeal the owner, as represented by counsel, states that 
          the order here under review should be revoked because the 
          Administrator exceeded the scope of the complaint in granting rent 
          reductions for conditions not complained of.  The owner asserts 
          that it has been denied the fundamental right to due process.  The 
          owner also states that the order is defective on its face in that 
          the Administrator orders a $7.00 per month rent reduction but 
          calculates $6.00 worth of rent reductions in the specific findings 
          set forth.  Finally, the owner states that neither storage space 
          nor clotheslines are essential or required base date services which 
          it is under an obligation to maintain.  The petition was served on 
          the tenants on December 5, 1988.

               Various tenants filed responses wherein they stated, in sum, 
          that the order here under review should be affirmed.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted, 
          the order here under review should be revoked and the proceeding 
          should be remanded to the Administrator.

               The Commissioner has examined the complaint filed by the 
          tenants and notes that it consisted of DHCR Complaint Form RA-84 
          and a two page addendum of tenant complaints.  The owner's response 
          to the complaint addresses only conditions raised on the second of 
          the two addendum pages.  The owner states that it was not notified 
          of the existence of certain conditions.  It does not appear that 
          the owner was not served with a complete copy of the complaint and 
          that it was never notified of the services complaints on the first 
          page of the addendum.  The owner's response specifically rebuts 
          each and every allegation on the last page of the complaint.

               The owner is correct in that the failure to provide it with 
          notice of the conditions and an opportunity to respond constitutes 
          a denial of due process.  Therefore, the Commissioner is of the 
          opinion that the order here under review should be revoked and the 
          proceeding remanded to the Administrator so that the owner may be 
          served with a complete copy of the complaint and afforded an 
          opportunity to respond.  If necessary, the issue of required base 
          date services should be investigated.

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

               ORDERED, that this petition be, and the same hereby is, 
          granted, that the Rent Administrator's order be, and the same 


          hereby is, revoked, and that this proceeding be, and the same 
          hereby is, remanded to the Rent Administrator for further 
          processing.  If the tenants owe arrears to the owner by reason of 
          this order and opinion of the Commissioner rent stabilized tenants 
          may pay off any arrears in twenty-four (24) equal monthly 
          installments.  Rent controlled tenants may pay off any arrears in 
          installments of $6.00 per month.  If any tenant vacates the 
          apartment or has previously vacated, any arrears are due and 
          payable immediately.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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