Adm. Rev. Docket No: FE 420210 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.: FE 420210-RO 
                                            :  
          301 REALTY CO./WIENER REALTORS    :  DISTRICT RENT ADMINISTRATOR'S
                                            :  DOCKET NO.: ZCJ 420680-S 
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 17, 1991, the above-named owner filed a timely  petition  for
        administrative  review  of  an  order  issued  on  April  16,   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 October 28, 1988, the tenant commenced this proceeding by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment, namely, "loss of  closet  due  to
        landlord's improper plumbing."

        The tenant's complaint was mailed on November 14,  1988  to  "Wiener
        Realtors," the owner/agent of said premises.

        In its answer filed on November  22,  1988,  the  owner  denied  the
        allegations  set  forth  in  the  tenant's  complaint  or  otherwise
        asserted that all required repairs and "massive renovation" had been 
        or will be completed.

        Thereafter on December  22,  1989,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

        On January 10, 1991, the complaints of  various  tenants  concerning
        this issue were referred to the Hearings Bureau on the  question  of
        whether  a  recently  installed,  building-wide,   plumbing   system
        resulted in a reduction of closet space in the  subject  apartments.
        The Hearings Bureau concluded:

                  "Despite the  owner's  response,  dated  November  16,
             1988, which does not specifically address the question, 

             there appears to be no doubt that  the  claimed  reductions
             in closet space have  occurred.   The  inspection  reports,
             submitted in connection  with  each  case  clearly  explain
             that  a  section,  of  what  was  previously  tenant-usable
             closet  space,  has  been  boxed  in  with  sheetrock   and
             presently houses piping related to the new plumbing."








        Adm. Rev. Docket No: FE 420210 RO

        On February 6, 1991,  the  owner  was  informed  by  DHCR  that  the
        defective conditions still exist.  The letter stated that ...

             "you  are  hereby  afforded  an  opportunity  to  file  the
             enclosed (RAS-93) forms - Application for  Modification  of
             Services - before termination of these proceedings.

             Failure to file the enclosed forms within  twenty-one  (21)
             days from the date which appears above  will  result  in  a
             determination based solely on the evidence of record."


        On February 28, 1991, the  owner  requested  for  extended  time  to
        respond to the February 6, 1991 letter.

        The Rent Administrator directed on April  16,  1991  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 it was denied due process because it was  not  aware
        of the  tenant's  complaint,  its  "particular  docket  numbers  and
        apartments" with the same problems raised by the tenant's complaint.

        In reply, the tenant denied the allegations set forth in the owner's 
        petition.

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

        The record clearly shows that the owner (Wiener Realtors  or  Wiener
        throughout the proceeding below and in this petition) was  aware  of
        the tenant's complaint since November 14, 1988, when the  owner  was
        mailed  the  tenant's  complaint.   The  owner   (Wiener   Realtors)
        responded to the tenant's  complaint.   Inspection  of  the  subject
        apartment found the existence of defective conditions.  The Hearings 
        Bureau confirmed that the claimed service  reduction  had  occurred.
        Moreover, the owner had sixteen months from the date of  service  of
        the tenant's complaint to the issuance of the Administrator's  order
        to investigate the tenant's complaint and to make necessary repairs, 
        but the owner failed to do so.









        Adm. Rev. Docket No: FE 420210 RO

        THEREFORE, in accordance with the Rent and Eviction Regulations,  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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