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

          APPEAL OF                               DOCKET NO.: DF410102RO
          ALBERT & ROSE FIORDALISI                RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: TA000049662


               On  June 2, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 30, 1989. The order concerned housing 
          accommodations known as Apt. 4R located at 257 W. 70th Street, New 
          York, 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 9, 1984 by 
          filing an Objection to Rent/Services Registration.  The tenant 
          alleged that the owner failed to renew her lease, that the room 
          count was incorrect and that the registration statement should be 
          amended to include certain services omitted by the owner.

               The owner was served with a copy of the objection and afforded 
          an opportunity to respond. The owner filed a response on December 
          14, 1987 and stated that it was maintaining all required services, 
          that the room count was correct and that the tenant was a month-to- 
          month rent controlled tenant who was not entitled to a lease.

               The Rent Administrator confirmed that the apartment was rent 
          controlled and converted the proceeding to a complaint alleging a 
          failure to maintain services but without so notifying the owner.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on August 18, 1988 and 
          revealed the following:


                    1.   Defective bell and buzzer system,

                    2.   Peeling paint and plaster on living room/studio 
                         ceilings and walls and in bathroom above wall 

                    3.   Evidence of roach infestation.

          All other services were found to have been maintained.

               The Administrator issued a rent reduction order on September 
          28, 1988 and ordered a rent reduction of an amount equal to the 
          percentage of the most recent guideline adjustment for the tenant's 
          lease commencing before August 1, 1988. On March 14, 1989 the 
          Administrator issued an amended order wherein the rent reduction 
          was changed from a guideline increase to $16.00 per month based on 
          the fact that the subject tenant is rent controlled.  The remainder 
          of the order was affirmed.  A second amended order was issued on 
          May 30, 1989, correcting the owner's name and address.

               On appeal the owner states that the order hereunder review was 
          not correctly issued and should be revoked based on the tenant's 
          failure to allow access to the subject apartment.  The petition was 
          served on the tenant on September 15, 1989.  The tenant filed a 
          response on November 14, 1989 and stated, in sum, that she had not 
          denied the owner access to the apartment.

               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.

               The tenant filed an objection to the 1984 Apartment 
          Registration Statement, a proceeding that is meaningless for a rent 
          controlled apartment.  The proceeding was converted to a complaint 
          alleging failure to maintain essential services but without notice 
          to the owner.  The owner was deprived of the opportunity to respond 
          to the matter as a services complaint wherein the issue of access 
          might have been raised and the owner was never on notice that a 
          rent reduction might be ordered.  Therefore, the order hereunder 
          review is revoked.

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City it is 


               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 determination herein, the tenant may pay off said 
          arrears in installments of $16.00 per month or immediately if the 
          tenant vacates.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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