DHCR Decisions                                  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.:FC210148RO                                                                      Trio Realty Co.,                         RENT ADMINISTRATOR'S                                                   DOCKET NO.:EJ210404S                                                                                                               SUBJECT PREMISES:                                                      261 Lenox Road                                                      Apt. 1P                                                      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 February 7, 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.            The tenant commenced this proceeding on October 18, 1990 by filing            a complaint asserting that the owner had failed to maintain certain            services in the subject apartment.            In an answer dated November 23, 1990, the owner asserted that              repairs were being diligently performed and would be completed three            (3) weeks hence.            On January 18, 1991, an inspection of the subject apartment was            conducted by a DHCR staff member who confirmed the existence of            defective conditions.            By an order dated February 7, 1991, the Administrator directed the            restoration of services and ordered a rent reduction.            In this petition, the owner contends in substance that DHCR failed            to give the owner a final notice after inspection in order to            correct conditions before the issuance  of the Administrator's            order.            In answer, the tenant asserted that the owner started repairs on            February 24, 1991; and that defective conditions continue to exist            because repairs were made in an unworkmanlike manner.            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.            FC210148RO            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            services. The owner's petition does not establish any basis to            modify or revoke the Administrator's determination based on the            January 18, 1991 inspection which confirmed the existence of            defective conditions, warranting a rent reduction.            The petitioner's contention that it has the right to receive  a            final notice after inspection in order to correct conditions before            the issuance  of the Administrator's order is without merit. Due            process does not require notice of inspection or inspection results            to an owner already served with a complaint. The tenant's complaint            is sufficient notice to the owner to investigate and make necessary            and effective repairs (Empress Manor Apartments v. NYS DHCR, 538 NYS            2d 49, 147 AD2d 642, February 21, 1989).              The owner is advised to file a rent restoration application if the            facts so warrant.            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