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

          APPEAL OF                               DOCKET NO.:   
                   SUSAN WEINSTEIN,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     USC001514B


          On July 24, 1991, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on July 12, 
          1991, by the Rent Administrator, concerning the housing accommoda- 
          tion known as 560 West 163rd Street, various apartments, New York, 
          New York, wherein the Administrator directed restoration of 
          services and further ordered a reduction of the maximum legal rent.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          This proceeding was commenced by the filing of a complaint of 
          decrease in services.  Inspections conducted by Division employees 
          confirmed the existence of some of the complained of conditions 
          resulting in an order directing restoration of the services and 
          reducing the legal rent for rent controlled and rent stabilized 
          tenants.  Thereafter, on July 12, 1991, the Administrator issued an 
          amended order adding the name of one tenant to the list of rent 
          controlled tenants covered by the order.  All other aspects of the 
          order remained unchanged.

          In the PAR, the owner contends that the order was served on HSC 
          Management which has no association with the building, that the 
          correct owner was not served but got a copy of the order from a 
          tenant.  The owner further states that the Administrator's order 
          should be revised on the basis that orders restoring the rent have 
          already been issued and, therefore, the Division has made an error.


          The Commissioner is of the opinion that the petition should be 

          Section 2209.1 of the Rent and Eviction Regulations, applicable 
          here, requires that service be made on the person named as the 
          owner on the last filed registration statement.  Notice served in 
          this manner shall constitute notice to the person who is then the 

          The record reflects that the original order and the amended order 
          were sent to the owner as designated in the complaint, but that 
          neither order was served on the then registered owner.  Conse- 
          quently, the time to object to the contents of the original rent 
          reduction order never began to run and the objections to the merits 
          of that order expressed by the petitioner herein are therefore 
          timely.  Nevertheless, the owner's PAR is denied on the basis that 
          the petitioner presents no evidence that the Administrator's order 
          was incorrect.  That rents were partially or fully restored at a 
          later date is no evidence of the conditions existing on the day the 
          order was issued.

          The Commissioner therefore finds that the Administrator was correct 
          to rely on the reports of inspection and there is no evidence pre- 
          sented to refute the findings of the Division's inspectors.

          The Commissioner notes that when the amended rent reduction order 
          was issued on July 12, 1991, the rent had already been restored by 
          two rent restoration orders issued on March 17, 1988 and October 
          14, 1988.  The July 12, 1991 order retained the effective date of 
          the original reduction order and does not supersede or otherwise 
          affect these rent restoration orders. 

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, 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, 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner

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