ADM. REVIEW DOCKET NO.: CJ-410131-RO



                                  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  SJR NO. 6246
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.:               
                                                 CJ-410131-RO 
                                              :
                                                 DISTRICT RENT              
                                                 ADMINISTRATOR'S DOCKET     
                                                 NO.: BK 410658-S           
           URBAN ASSOCIATES,
                                                                          
                                             
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               This determination is issued pursuant to  a  Stipulation  of
          Settlement remitting Court proceedings, commenced by the tenant 
          pursuant to Article 78 of the Civil Practice Law and Rules in the 
          nature of mandamus, to the Commissioner for disposition.

               On October 25, 1988, the above-named petitioner-owner  filed
          a Petition for  Administrative  Review  (PAR)  against  an  order
          issued on September 22, 1988 by the Rent Administrator  at  Gertz
          Plaza, Jamaica, New York, concerning  the  housing  accommodation
          known as 433 West 21st Street,  New  York,  N.Y.,  Apartment  PH,
          wherein the Administrator determined the tenant's complaint of  a
          reduction of services.

               An inspection conducted on August 16, 1988 confirmed several 
          of the conditions cited in the tenant's complaint.  Based on  the
          inspection report, the Administrator  reduced  the  rent  to  the
          level in effect before the most recent guideline adjustment. 

               On appeal the owner argues, as below, that the apartment  is
          not subject to rent stabilization.  The owner also asserts it was 
          denied due process in that it was not notified of the  inspection


          nor afforded the opportunity to comment on the inspector's report 
          or to make the required repairs,  and  that  the  Administrator's
          order did not indicate that  the  Administrator's  findings  were
          based on an inspection.

               The applicable law is Section 2523.4 and 2525.3 of the  Rent
          Stabilization Code.







          ADM. REVIEW DOCKET NO.: CJ-410131-RO
               The Commissioner takes note that a  final  determination  by
          the Commissioner issued on March 27, 1992  under  Docket  No.  EH
          410038-RO,  affirming  an  Administrator's  determination   under
          Docket No. BK-410223-RV, dated July 20,  1991  that  the  subject
          premises were subject to the provisions of the Rent Stabilization 
          Law and Code. 

               The Commissioner also rejects the argument  that  the  owner
          was denied due  process  because  it  was  not  apprised  of  the
          inspection  nor  notified   of   the   results   prior   to   the
          determination.  Neither the Rent Stabilization Law nor  the  Code
          require that such notice be given.  The owner was fully  informed
          of the allegations in the  tenant's  complaint.   The  inspection
          merely confirmed  some  of  the  allegations  in  the  complaint.
          Empress Manor Apartments v DHCR, 147 A.D. 2d 642, 538 NYS  2d  49
          (A.D.2nd Dept 1989). 

               The fact that the Administrator's order did  not  check  the
          box to indicate that the  conditions  cited  in  the  order  were
          confirmed by inspection was not prejudicial to the owner's rights 
          to due process.  The record, including the inspection report  was
          available to the parties after the Administrator's  determination
          was issued,  by  filing  a  FOIL  (Freedom  of  Information  Law)
          Application.  The Administrator's order is  modified  to  reflect
          that the determination was rendered based on an inspection.  

               The owner's appeal did not  address  the  specific  findings
          cited in the Administrator's order.

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











               ORDERED, that the owner's petition be and  the  same  hereby
          is denied, and the Administrator's order be, and the same  hereby
          is, affirmed, as modified above.

          ISSUED:






                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner









          ADM. REVIEW DOCKET NO.: CJ-410131-RO

                                                    

    

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