Adm. Review Docket Number: FD 210237-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 210237-RO 
                                            :  
             ABUNDANCE REALTY CO./             DISTRICT RENT ADMINISTRATOR'S
             JONATHAN LEVIN,                :  DOCKET NO.: EK 210059-S  

                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 19, 1991, the above-named owner filed a timely petition for 
        administrative review of an order issued on April 5, 1991 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.

        On November 6, 1990, the tenant commenced this proceeding by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment.

        In its answer filed on November 28, 1990, the owner stated that "the 
        tenant's  allegations  of  a  decrease   in   services   are   being
        investigated" and that "any items requiring repair will be rectified 
        as soon as possible."

        Thereafter on March 8, 1991 and March 21, 1991, inspections  of  the
        subject  apartment  were  conducted  by  a  D.H.C.R.  inspector  who
        confirmed the existence of defective conditions.

        On April 5, 1991, the Administrator issued an order  based  on  said
        inspections, directing restoration of  these  services  and  further
        ordering a reduction of the stabilization rent.

        In this petition, the owner states in substance  that  it  was  "not
        served with a Request for Additional Information/Evidence  prior  to
        the reduction order being granted" and that it was "not given notice 
        of the inspection to be afforded the opportunity to respond."

        The Commissioner is of the opinion  that  this  petition  should  be
        denied.

        Administrative policy and precedent recognize receipt by  the  owner
        of the tenant's complaint as sufficient notice.  In this  case,  the
        owner not only acknowledged receipt of the  tenant's  complaint  but
        answered that "the tenant's allegations ...are  being  investigated"
        and that  any  decrease  service  "will  be  rectified  as  soon  as
        possible."   Any  other  notice,  such  as  request  for  additional
        evidence and inspection appointments, are not central to due process 







        Adm. Review Docket Number: FD 210237-RO
        requirements under the circumstances of this case.

        The Commissioner finds that the  Administrator  properly  based  its
        determination on the entire record, including  the  results  of  the
        physical inspections and that pursuant to Section 2523.4(a)  of  the
        Code, the owner had failed  to  maintain  services.   Moreover,  the
        owner had seven months from  the date of  service  of  the  tenant's
        complaint  until  the  issuance  of  the  Administrator's  order  to
        investigate the tenant's complaint and to do 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


    

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