CL110122RO                                 
                                  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.:              
CL110122RO
                    HARRY OTTERMAN,   
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BL110018B 
          ----------------------------------x



           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                    AND REVOKING RENT REDUCTION FOR APARTMENT 1-O


          The above-named petitioner-owner filed a timely petition for admin- 
          istrative review (PAR) of an order issued concerning the housing 
          accommodation known as Apartment 1-O, 92-11 35th Avenue, Jackson 
          Heights, New York, wherein the Rent Administrator determined that 
          certain conditions in the building constituted building-wide 
          service reductions and ordered the maximum legal rent reduced by 
          $5.00 per month.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition.             

          The record reveals that one rent stabilized tenant filed a com- 
          plaint on December 2, 1987, asserting that the owner had failed to 
          maintain certain building-wide services.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter, inspections of the subject building were conducted on 
          March 2, 1988 and August 18, 1988, by a Division of Housing and 
          Community Renewal (DHCR) inspector who confirmed the existence of 
          the following defective conditions:  

               1.   Windows cracked on 1st, 2nd, 3rd, 5th and 6th 
                    floors in west section.













          CL110122RO                                 



               2.   East section windows cracked on 1st through 
                    6th floors.

               3.   Basement windows have not been repaired 
                    completely.

               4.   Sign denoting super's name, address, apartment 
                    no. and telephone no. for emergency purposes 
                    must be posted in the public hall.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the maximum rent by $5.00 per month 
          for all rent controlled tenants in the building.  For the one rent 
          stabilized tenant who filed the complaint, it was determined that 
          a rent reduction was not warranted.

          The owner, through counsel, filed a petition for administrative 
          review of the rent reduction order issued for Apartment 1-O only, 
          stating in substance, that the order should be revoked because it 
          was addressed to the building's prior owner and notification was 
          never sent to current owner, and that the rent was reduced for 
          conditions totally unrelated to those stated in the complaint.

          The DHCR served a copy of the petition on the tenant on January 18, 
          1989.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted and the rent reduction for 
          Apartment 1-O should be revoked.              

          A review of the record reveals that the complaint was filed by only 
          one rent stabilized tenant, not joined by any other tenant of the 
          building.  In the absence of even one rent controlled tenant 
          joining in the proceeding, the owner was not on notice that the
          jurisdiction of the Rent Control Law was being invoked, with the 
          possibility of rent reductions for all controlled tenants in the 
          building.  It was, therefore, a denial of the owner's right to due 
          process to reduce the subject tenant's rent by $5.00 per month and 
          the order must be revoked.

          Any rent arrears due as a result of this order may be paid by the 
          tenant in installments of $5.00 per month until all arrears are 
          repaid.













          CL110122RO                                 

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, it is

          ORDERED, that this petition be, and the same hereby is, granted, 
          and the Administrator's order be, and the same hereby, is revoked 
          for Apartment 1-O.


          ISSUED:





                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          
                           
                                     
                                     
                                     
                                     
                                     
                                     
                                     






    

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