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.:ED210261RO     
                                                        
          200 Highland Blvd. Realty Co.,           RENT ADMINISTRATOR'S
                                                   DOCKET NO.:DJ210657S      
                                                       
                                                   SUBJECT PREMISES:
                                                      200 Highland Blvd.     
                                                      Apt. 5H
                                                      Brooklyn, NY    
                                PETITIONER     
          -----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on April 23, 1990 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 October 21, 1989 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner denied the allegations and/or otherwise 
            asserted that all repairs were done.

            On March 30, 1990, an inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed the existence of 
            defective conditions.

            By an order dated April 23, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that it was not 
            notified of the complaint; and that it was not apprised of the 
            inspection report.

            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 
            authorized to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain required 
            ED210261RO









            services. The owner's petition does not establish any basis to 
            modify or revoke the Administrator's determination based on the 
            March 30, 1990 inspection which confirmed the existence of defective 
            conditions, warranting a rent reduction. 

            The allegation that the owner was not notified of the complaint is 
            belied by the record which establishes that the owner was properly 
            served a copy of the complaint; and that said owner did answer the 
            complaint without raising any issue as to the vagueness of the 
            complaint, but merely denying the complaint's allegations and/or 
            otherwise stating that repairs were done.
             
            The allegation that the owner should have been forwarded a copy of 
            the inspection report is without merit. Due process does not require 
            that an owner who has been served with a complaint be given notice 
            of the inspection or the actual inspection results; and the courts 
            have upheld this procedure (Empress Manor Apartments v. NYSDHCR,  
            538 NYS 2d 49, 147 AD 2d 642, February 21, 1989).

            The status of the owner's rent restoration applications is as 
            follows: EE210141OR denied on January 30, 1991 and FC210139OR 
            granted on August 26, 1991.

            The automatic stay of the retroactive rent reduction 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, affirmed.



            ISSUED:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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