CH120138RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433




          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CH120138RO

                    Dorothy Medina,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BK120819S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 33-07 Junction Boulevard, Apt.# 2C, 
          Jackson Heights, New York.

          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 the proceeding below by filing a complaint on 
          December 2, 1987, asserting that the owner had failed to maintain 
          certain services in the subject apartment.  The tenant states that 
          there is no heat and hot water service, the hot water faucet is 
          constantly leaking, the ceiling needs to be fixed and painted, the 
          hallway ceiling is peeling, a window is broken, and there is roach 
          and mice infestation. 

          A copy of the complaint was mailed to the owner at the correct 
          address on February 16, 1988.  No response was received by the 
          Administrator.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on June 17, 1988 who confirmed the existence of 
          the following defective conditions:

          1.   The hot water temperature was 100@ - inadequate.
          2.   The kitchen faucet leaks.
          3.   Ceilings have peeling paint and plaster throughout apartment.
          4.   The bedroom had a broken window pane.
          5.   There was evidence of roach and rodent infestation.
          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of 17% of the maximum legal rent plus 












          CH120138RO

          $8.00 per month.
           
          In its petition for administrative review, the owner states, in 
          substance, that she was never notified by DHCR nor the tenant 
          regarding the complaint and therefore was not given due process.
            
          The DHCR served a copy of the petition on the tenant on October 6, 
          1988.  The tenant answered that the landlord has been well informed 
          of the problems that exist with the apartment and has elected not 
          to make the necessary repairs and that in the future the tenant 
          will send the owner a registered letter so that she will not be 
          able to deny receipt.
           
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations,
          a rent reduction is authorized where there has been a decrease in 
          essential services which are defined in Section 2200.3 to include 
          repairs, maintenance, janitorial services, and removal of refuse.  
          The owner's petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining essential services based on a physical 
          inspection, conducted on June 17, 1988, confirming the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

          The owner states that she never received a copy of the tenant's 
          complaint and thus was not afforded due process.  However, the 
          complaint was properly addressed to the owner at the same address 
          indicated by the owner on the Petition for Administrative Review, 
          and is, therefore, presumed to have been received. 

          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 Rent Administrator's order be, and the same hereby is, 
          affirmed. 
           
          ISSUED:


                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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