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

          APPEAL OF                             DOCKET NO.: CL120181RO
                                                RENT ADMINISTRATOR'S
                   RICHARD ALBERT               DOCKET NO.: BL120750S       


               On December 29, 1988, the above-named petitioner-owner filed 
          a petition for administrative review (PAR) of an order issued on 
          December 12, 1988, by the Rent Administrator, concerning the 
          housing accommodation known as 93-49 222 Street, Apt. 1Y, Queens 
          Village, New York wherein the Administrator directed a restoration 
          of services and ordered a reduction of the maximum legal rent.

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

               This proceeding was commenced by the filing of several 
          complaints of decrease in services.  An inspection conducted by a 
          Division employee confirmed the existence of some of the complained 
          of conditions, resulting in the December 12, 1988 order.

               In the PAR, the owner contends that the Administrator's 
          finding of unworkmanlike repairs in the bathroom floor grouting and 
          ceiling tile were not items which were raised in the tenant's 
          complaint.   The owner further contends that upon receipt of the 
          tenant's seven complaints, repairs were promptly scheduled; that 
          the owner has had a continuing problem in gaining access to the 
          tenant's apartment; that the owner is performing all required 
          maintenance including replacing cement foundations and lolly 
          columns; that the tenants are filing multiple meritless complaints; 
          and that federal law requires that the owner be given a hearing 
          before penalties can be imposed in this case.

               In response to the owner's PAR the tenant stated that the 
          order should be affirmed based on the inspector's findings.


               The Commissioner is of the opinion that the petition should be 

               The owner states in his PAR that he was served with copies of 
          the tenant's complaints but  none of these complaints dealt with 
          the shower tiles.  The owner's answer to these complaints, however, 
          states that the tenant had complained about the condition of the 
          shower and that the shower pan was replaced and the interior of the 
          shower was rebuilt.  The Commissioner finds that notwithstanding 
          the owner's assertion of repairs, the inspection found said repairs 
          to have been done in an unworkmanlike manner.

               The Commissioner finds that although the owner alleges that 
          upon receipt of the tenant's complaints repairs were promptly 
          scheduled, he has offered no evidence to substantiate this before 
          the Administrator.  In addition, there is no requirement in 
          applicable law which requires that a hearing be conducted before an 
          order of this type can be issued.  Lastly, the owner has presented 
          no evidence in support of his contention that there has been a 
          continuing problem of gaining access to this tenant's apartment.

               THEREFORE, in accordance with the City Rent Law and the Rent 
          and Eviction Regulations, it is, 

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


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        

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