Docket Number: FD-110036-RO
                                 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.: FD 110036-RO
                                            :  
             JUDY MURDAUGH JACKSON,            DISTRICT RENT ADMIN.
                                               DOCKET  NO.:   ZED   110535-S
                               PETITIONER   : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 5, 1991, the above-named owner filed a timely Petition  for
        Administrative  Review  of  an  order  issued  on  March  4,   1991,
        concerning t e  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.

        On April 13, 1990, the tenant  commenced this proceeding  by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment.

        On May 8, 1990 and December 11, 1990, the owner was put on notice of 
        the tenant's complaint.

        In its answer filed on January 4, 1991, the owner asserted that  all
        required repairs had been completed.

        Thereafter on February  15,  1991,  an  inspection  of  the  subject
        apartment was conducted by  a  DHCR  inspector,  who  confirmed  the
        existence of defective conditions, i.e.:

             "1.   There  are  signs  of  vermin  infestation   in   the
             apartment.

              2.  Dishwasher not working properly."

        The  inspector  noted  that  "(s)ince  it  was  the  winter  season,
        inspector could not check the air-conditioner."

        On March 4, 1991, the Rent  Administrator  directed  restoration  of
        these services and further ordered a reduction of the  stabilization
        rent.

        In its petition for administrative  review,  the  owner  states,  in
        substance, that repairs have  been  performed  and  that  the  owner
        should have been notified of the inspection date and/or the 

        inspection results.

        After careful consideration, the Commissioner is of the opinion that 






          Docket Number: FD-110036-RO
        the petition should be denied.

        The owner's petition does not make clear whether it is  the  owner's
        contention that repairs had  been  made  before  the  apartment  was
        inspected or the order was issued, or whether the contention is that 
        repairs were made following the issuance of the Rent Administrator's 
        order.  If it is the former, then the owner's allegation  is  belied
        by the report of the agency inspector.  If it is  the  latter,  then
        the Rent Administrator's order reducing the  rent  was  nevertheless
        correct when issued, and this order is issued without  prejudice  to
        the owner filing an application for restoration of services.

        As to the owner's allegation that it was entitled to be notified  of
        the inspection date  and/or  inspection  results,  the  Commissioner
        notes that due process does not require giving the owner  notice  of
        the inspection date and or the inspection results.  Receipt  by  the
        owner of the tenant's complaint is sufficient notice.

        The Commissioner also notes that the owner was mailed  the  tenant's
        complaint on May 8, 1990 and December 11, 1990; and that  the  owner
        filed an answer on January 4, 1991.  The owner had ten  months  from
        the date of the service of the tenant's complaint until the issuance 
        of the Administrator's order to investigate the  tenant's  complaint
        and to make the necessary repairs, but the owner failed to do so.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        it is

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

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner




                                                   
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name