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

          APPEAL OF                               DOCKET NO.: CI610163RO
                                                  NO.: BJ610365S


               On September 19, 1988 the above named petitioner-owner filed 
          a Petition for Administrative Review against an order of the Rent 
          Administrator issued August 12, 1988. The order concerned housing 
          accommodations known as Apt. W-3 located at 2857 Barker Avenue, 
          Bronx, N.Y.  The Administrator directed restoration of services and 
          ordered a rent reduction for failure to maintain required services.  

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

               The tenant commenced this proceeding on October 26, 1987 by 
          filing a Statement of Complaint of Decrease in Services wherein  
          she alleged the owner was not making repairs in the living room nor 
          scraping the floors in the apartment.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on December 
          12, 1987 and stated that the requested repairs would be made.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on May 31, 1988.  The 
          inspector was not instructed to examine the floors but, instead, 
          requested to check for damage to the toilet bowl, the apartment 
          windows and determine if a garbage odor existed in the apartment.  
          The inspector reported that the toilet bowl was cracked, the 
          kitchen window was dirty and that there was a garbage odor in the 
          living room.

               The Administrator issued the order here under review on August 
          12, 1988 and ordered a rent reduction of an amount equal to a 


          guideline adjustment based on the inspector's report. 

               On appeal the owner, as represented by counsel, states, among 
          other things, that the order here under review erroneously granted 
          a rent reduction based on conditions not complained of.  The 
          petition was served on the tenant on October 24, 1988.  The tenant 
          filed a response to the petition on October 29, 1988 and stated, in 
          sum, that the owner's petition was without merit and should be 
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be revoked.

               It is apparent from a review of the record that the owner is 
          correct in stating that the order here under review was based on 
          conditions the tenant never cited in her complaint.  The 
          Administrator erred in instructing the inspector to investigate 
          these conditions which were contained in a letter sent to the 
          Administrator by the tenant but which was never served on the 
          owner.  Due process requires that the owner be notified of the 
          existence of the conditions complained of.  Since the owner was not 
          put on notice of the existence of the defects in the toilet bowl, 
          window and the garbage odor, the order here under review must be 
               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, revoked. If the tenant owes arrears based on the 
          Commissioner's decision herein, the arrears may be paid off in 
          twenty four (24) equal monthly installments or immediately if the 
          tenant vacates the apartment.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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