ADM. REVIEW DOCKET NO.: GF 130076 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.:               
                                                 GF 130076 RO
                                              :
                                                 DISTRICT RENT            
                                                 ADMINISTRATOR'S DOCKET
                                                 NO.: FH 110026 B
             ALGIN MANAGEMENT CO                  

                              PETITIONER      : 
          ------------------------------------X                             

          .ORDER AND OPINION GRANTING OWNER'S PETITION FOR ADMINISTRATIVE
              REVIEW, REVOKING ADMINISTRATOR'S ORDER AND REMANDING FOR
                                FURTHER CONSIDERATION

               On June 16, 1992, the above named petitioner owner filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          May 12, 1992 by the Rent Administrator at Gertz Plaza, Jamaica, New 
          York, concerning the housing accommodations known as 132-45 Maple 
          Ave., Flushing, New York, wherein the Administrator determined the 
          tenants' complaint of a reduction of building wide services.

               The challenged order reduced the tenants' rents on the basis 
          of an inspection conducted on December 12, 1991 that found the 
          intercom audio to be inoperative.

               The tenants had commenced these proceedings by filing a 
          complaint alleging various service decreases.  The tenants' 
          complaint of inadequate heat and hot water was extracted and 
          processed separately under Docket Number FH 130020-HW.

               On appeal, the owner asserts improper processing of the 
          complaint allegations under Docket No. FH 110026 B, in violation of 
          the owner's right to procedural due process, and requests that the 
          order be revoked.

               An examination of the record below fails to disclose that the 
          owner was served a copy of the building wide complaint. The first 
          notice to the owner that building wide complaints, other than heat 
          and hot water, were being processed was in a Notice for Additional 
















          ADM. REVIEW DOCKET NO.: GF 130076 RO

          Information and Evidence, issued January 7, 1992.  In that notice, 
          the Administrator advised the owner that a physical inspection 
          conducted on December 16, 1991 found, in pertinent part, that the 
          audio component of the intercom system was defective.  The notice 
          also gave the owner the opportunity to submit proof of compliance.  

               Given the irregularity, in that owner was never formally 
          served a copy of the complaint under Docket No. FH 110026 B, and a 
          transmittal notice directing the owner to interpose an answer, the 
          owner was denied the opportunity to address the allegations in a 
          timely manner.  

               Consequently, the rent reduction order must be revoked and the 
          matter remanded to the Administrator for further processing.  On 
          remand, processing shall be limited to consideration of the 
          intercom complaint only. 

               The payment of any arrears due the owner from the tenants as 
          a result of this order is stayed pending a new determination by the 
          Administrator on remand. 

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is

               ORDERED, that the owner's petition be granted to the extent of 
          revoking the Administrator's order and remanding the proceedings to 
          the Administrator for further consideration.

          ISSUED:
                 


                                                                   
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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