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


    

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