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

          APPEAL OF                               DOCKET NO.:  AK 430467 RO

                      UPWEST COMPANY,

                                                  DRO DOCKET NO.: Z85LCSOOO343 HH


          On November 13, 1986, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on 
          October 28, 1986 by the Rent Administrator, 92-31 Union Hall 
          Street, Jamaica, New York concerning the housing accommodations 
          known as 471-476 Central Park West, New York, New York wherein 
          the Administrator ordered a rent reduction for rent stabilized 
          and rent controlled apartments.

          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 in the administrative appeal.

          This proceeding was commenced on June 27, 1986 when various 
          tenants filed a complaint of inadequate hot water, alleging that 
          there had been no hot water since June 10, 1986.  The tenants 
          requested a rent reduction.

          On July 18, 1986, notice of the complaint was sent to the owner.

          In response, the owner stated that a new boiler had been 
          installed and sent a copy of the work permit issued by the City 
          of New York for the installation of a new burner/boiler.

          Physical inspections of at least 50% of the apartments in the 
          complex required three days and were conducted by staff members 
          of the Division of Housing and Community Renewal (DHCR) on August 
          4, 1986, September 3, 1986 and on October 6, 1986.  Although some 
          apartments initially inspected had the required hot water 
          temperature, most of the apartments had hot water temperatures of 
          115 degrees.

          On October 28, 1986, the Administrator issued the order here 
          under review where the rent for rent controlled apartments was 
          reduced by 7 1/2% and the rent for rent stabilized apartments 
          was reduced to the level in effect prior to the last rent 
          guideline increase which commenced before the effective date of 

          AK 430467 RO
          the order.

          In the appeal, the owner requests that the Order be revoked on 
          the grounds that it never received notification of the complaint 
          and that the hot water shut down was required for the 
          installation of a new boiler.

          The tenants contend that the owner was well aware of the 
          complaint and did not act expeditiously in the boiler 

          The Commissioner is of the opinion that this petition should be 

          The evidence of record shows that not only was the owner served 
          with a copy of the complaint but also that it responded thereto.

          Section 26-17.01 of the New York City Housing Maintenance Code 
          requires that hot water be maintained at a temperature of 120 
          degrees Fahrenheit.  The record clearly reflects that the owner 
          had failed to maintain the necessary hot water temperature.  
          Although the owner alleges the breakdown in service was caused by 
          the installation of new equipment, the owner had offered no 
          justification to account for the time required to complete the 
          installation and to provide adequate hot water.

          Accordingly, the Commissioner finds that the Rent Administrator 
          properly relied on the inspection results; and that based 
          thereon, the Administrator properly determined that the owner had 
          failed to maintain services and properly reduced the tenants' 

          The Commissioner notes that the owner has applied for and 
          received a restoration of rent based on a restoration of the 
          service.  The order is without prejudice to such restoration 

          THEREFORE, in accordance with the Rent and Eviction Regulations 
          and the Rent Stabilization Law and Code, it is

          ORDERED, that this petition be, and the same hereby is, denied, 
          and the Rent Administrator's order be, and the same hereby is, 


                                                  JOSEPH A. D'AGOSTA
                                                  Acting Deputy Commissioner

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