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

          APPEAL OF                                    DOCKET NO.:
                                                       RENT ADMINISTRATOR'S
                 WAYNE HOUSE COMPANY,                  DOCKET NO.:

                                                       SUBJECT PREMISES:
                                                       3119 Bailey Avenue
                                   PETITIONER          Apt. 1-A, Bronx, NY


          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on June 2, 1989, concerning the 
          housing accommodations relating to the above-described docket 

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

          The tenant commenced this proceeding on April 25, 1988, by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted in substance that there were no 
          defective conditions that needed to be repaired, and that some of 
          the problems might have been caused by the tenant.

          On May 10, 1989, an inspection of the subject apartment was con- 
          ducted by a Division of Housing and Community Renewal (DHCR) staff 
          member who confirmed the existence of defective conditions.  

          By an order dated June 2, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.


          In this petition, the owner contends in substance that the 
          conditions specified in the Administrator's order are minor in 
          nature and do not warrant a rent reduction; that one of the two 
          conditions specified in the order was likely caused by the tenant; 
          and that he was not notified about the inspection as he had 

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner's petition does not establish any basis to 
          modify or revoke the Administrator's determination based on the May 
          10, 1989 inspection which confirmed the existence of defective 
          conditions, warranting a rent reduction.

          The Commissioner further notes that the owner's contention that one 
          of the defective conditions might have been caused by the tenant is 
          unpersuasive.  The owner submitted no documentation or evidence 
          below or with this petition substantiating this allegation. Accord- 
          ingly, the Commissioner deems this assertion to be without merit.

          Finally, concerning the petitioner-owner's argument that the 
          Administrator failed to give it notice of the inspection, the 
          Commissioner finds that due process does not require that the owner 
          be informed that inspections are to take place or that it be sent 
          copies of the reports with an opportunity to rectify the condition 
          or to respond.  The owner had adequate notice from the tenant's 
          complaint of conditions requiring its attention.

          Division records indicate that the owner filed an application to 
          restore the rent which was granted on April 25, 1990, under Docket 
          No. DG610032OR.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and Operational Bulletin 84-1, it is 


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


                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner


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