AK610178RO                                 

           
                                  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.:              
AK610178RO
                 STADIUM REALTY COMPANY,             
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     AE630107B 
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named petitioner-owner filed a timely petition for admin- 
          istrative review (PAR) of an order issued concerning the housing 
          accommodation known as 1130 Stadium Avenue, Apartment 5-A, Bronx,  
          New York.

          The Commissioner has reviewed all of 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 
          May 27, 1986, asserting that the owner had failed to maintain heat 
          and hot water services in the subject apartment, for at least three 
          to four times a month.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that heat and hot water services 
          are always provided.

          Thereafter an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector on 
          August 1, 1986, who confirmed that the following defective
          condition exists:  

                              No hot water supplied at 
                              the time of inspection.  
                              Boiler is inoperative.












          AK610178RO                                 


          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.

          In its petition for administrative review, the owner states, in 
          substance, that heat and hot water is adequately provided, that 
          they never received a copy of the inspection report, and that they 
          are enclosing a copy of a letter from a company that maintains the 
          boiler stating that the building has never been without proper heat 
          and hot water for more than a three (3) hour period.

          The DHCR served a copy of the petition on the tenant on December 3, 
          1986.  The tenant states that there was a total of thirty-one (31) 
          days in 1986 that she was without heat and hot water and that the 
          owner should not be allowed to have the rent restored.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order the rent reduction, upon application the tenant, 
          where it is found that the owner has failed to maintain required 
          services.  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 required services based on a 
          physical inspection on August 1, 1986, confirming the existence of 
          inadequate hot water service in the subject apartment for which a 
          rent reduction is warranted.

          The Division's records reveal that the owner's rent restoration 
          application was granted (Docket No. CA610017OR).

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.


          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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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