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

          APPEAL OF                                DOCKET NO.:EC110497RO     
          Kan P. Sun,                              RENT ADMINISTRATOR'S
                                                   DOCKET NO.:CH110370S      
                                                   SUBJECT PREMISES:
                                                      41-06 54 Street
                                                      Apt. 3R
                                                      Woodside, NY    


            The above-named owner filed a timely petition for administrative 
            review of an order issued on October 3, 1989 concerning the housing 
            accommodations relating to the above-described docket number.  

            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 August 18, 1988 by filing a 
            complaint asserting that the owner had failed to maintain various 
            services in the subject apartment including, but not limited to, 
            fallen bathroom wall tiles, rotten bathroom vanity due to water 
            leaks and humidity, and leaking bathroom sink.

            In answer, the owner denied the allegations and otherwise asserted 
            that services are being provided and maintained.

            Thereafter, on September 15, 1989, a physical inspection of the 
            subject apartment was conducted by a DHCR staff member who reported 
            that the bathroom wall tiles in the area around the bathtub are in 
            need of grouting, the bathroom vanity is loose and the bathroom sink 
            pipe is covered with tape.

            By an order dated October 3, 1989, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends that he never received a copy 
            of the inspection report; the inspection findings are different from 
            the complaint; the tenant installed the bathroom vanity; and the 
            conditions were corrected prior to the issuance of the order.

            DHCR mailed a copy of the petition to the tenant.


            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 
            required to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain services. The 
            owner's petition does not establish any basis to modify or revoke 
            the Administrator's determination based on the September 15, 1989 
            inspection which confirmed the existence of defective conditions, 
            warranting a rent reduction.
            The owner has no due process right to receive a copy of the 
            inspection report when he has been served with the tenant's 
            complaint. (Empress Manor Apartments v. NYS DHCR, 538 NYS 2d 49, 147 
            AD 2d 642, February 21, 1989). Additionally, the inspection findings 
            are not remote from the tenant's allegations in the complaint about 
            the fallen bathroom wall tiles, rotten bathroom vanity due to water 
            leaks and humidity, and leaking bathroom sink.

            The unsubstantiated allegation raised for the first time on appeal, 
            that the tenant installed the bathroom vanity is beyond the scope of 
            review, which is limited to the issues and evidence before the 

            The allegation that the conditions were corrected prior to issuance 
            of the Administrator's order is belied by the report of an 
            inspection conducted less than three (3) weeks prior to the issuance 
            of the order. Furthermore, there is no indication in the record that 
            the owner notified the Administrator of any repair work performed 
            prior to the issuance of the order.

            This Order and Opinion is issued without prejudice to the owner's 
            right to file a rent restoration application if the facts so 

            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, affirmed.


                                                  LULA M. ANDERSON
                                                  Deputy Commissioner


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