CI410111RT
                                  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.: CI410111RT
                                                  
          LORRAINE LINTON                         RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CE430002RP
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On September 30, 1988 the above named petitioner-tenant filed 
          a Petition for Administrative Review against an order of the Rent 
          Administrator issued on August 29, 1988. The order concerned the 
          housing accommodations known as Apt. 5E located at 145 West 71st 
          Street, New York, N.Y.  The Administrator issued an order pursuant 
          to a remand from the Commissioner revoking a previously issued rent 
          reduction order and rent restoration order.

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

               This proceeding was originally commenced on June 23, 1986 by 
          the filing of a Statement of Complaint of Decrease in Building-Wide 
          Services wherein the complaining tenants alleged, in sum, that the 
          owner was not maintaining certain required building-wide services.
          The proceeding was assigned Docket No. AF430092B.

               The Administrator issued a rent reduction order on February 
          10, 1987 and ordered a rent reduction based on findings of a 
          littered back yard, broken and cracked panes on the basement 
          windows and outside window sills decayed and rotten.
           
               The owner filed an administrative appeal of the 
          Administrator's order and alleged, in relevant part, that the rents 
          had been reduced based on findings of conditions not set forth in 
          the complaint.  The appeal was assigned Docket No. BC410217RO.  
          While the administrative appeal was pending the owner applied for 
          and was denied rent restoration (Docket No. BC430141OR).  The owner 
          filed an administrative appeal of the rent restoration denial.  
          That appeal was assigned Docket No. BL430291RO.  The Commissioner 
          consolidated the above referenced appeals for the purposes of 
          decision.  On April 29, 1988 the Commissioner issued an order 












          CI410111RT

          remanding both proceedings to the Administrator.  The Commissioner 
          ruled that, since the case file in Docket No. AF430092B was 
          missing, there was insufficient information to consider the owner's 
          appeals on the merits.  The Administrator was directed to 
          reconstruct the missing file and to issue a new order on remand.

               On May 11, 1988 the Administrator sent a notice of proposed 
          reopening to the parties pursuant to the Commissioner's remand 
          order.  The parties were directed to submit copies of the complaint 
          to the Administrator.  The Administrator noted the owner's 
          allegation that the rents had been reduced based on conditions not 
          included in the original complaint.

               The petitioner-tenant herein responded to the Administrator's 
          notice on May 18, 1988 and alleged, in relevant part, that the sash 
          cords on the windows were missing and that the window sills had 
          peeling paint.   The owner also responded to the notice on June 15, 
          1988 and supplied a copy of the complaint.

               The Administrator issued the order being appealed on August 
          29, 1988, wherein the Administrator revoked the orders issued in 
          Docket Nos. AF430092B and BC430141OR and ordered the rents restored 
          to the full legal amount plus all subsequent lawful increases.  The 
          Administrator's order was based on a finding that the conditions 
          cited in the rent reduction order were not included in the original 
          complaint.
           
               On appeal the tenant states, in substance, that nothing has 
          been repaired.  The petition was served on the owner on November 
          11, 1988.

               The owner filed a response on December 29, 1988 and stated 
          that the petition should be denied since the tenant did not allege 
          any valid grounds on which to revoke the order appealed herein.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner's review of the complaint contained in the 
          record of Docket No. CE430002RP reveals that the owner is correct 
          in stating that the rents were reduced for conditions the tenants 
          did not complain about.  Since the owner was not on notice of the 
          need to investigate these conditions and make repairs, due process 
          considerations require that no rent reduction be imposed.  The 
          order being appealed, which revoked the prior orders and restored 
          the rent, was correctly issued and is affirmed.

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









          CI410111RT


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

          ISSUED:



                                                                             
                                             LULA M. ANDERSON
                                             Deputy Commissioner
                                   






    

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