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

          APPEAL OF                               DOCKET NO.:              
                  MILDRED A. VINICOR,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BJ430055HW


          On December 29, 1987, the above-named petitioner-tenant issued a 
          petition for administrative review (PAR) against an order issued on 
          December 9, 1987, by the Rent Administrator, concerning the housing 
          accommodation known as 47 Jane Street, New York, New York, 
          Apartment 11, wherein the Rent Administrator determined that the 
          tenant's application for a reduction in rent based upon the owner's 
          failure to provide heat or hot water services should be denied and 
          the proceeding terminated.  The order was based on two Division of 
          Housing and Community Renewal (DHCR) inspections held on November 
          16, 1987 and November 24, 1987 which showed that hot water services 
          were adequate.

          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 by the administrative appeal.

          The issue herein is whether the owner is providing heat and hot 
          water services and whether the Rent Administrator properly denied 
          the tenant's application for a reduction of rent.  

          On October 23, 1987, the tenant filed a complaint alleging, in per- 
          tinent part, that the owner was not providing hot water services.

          The owner filed an answer to the complaint alleging, in substance, 
          that all preexisting heat and hot water problems were remedied by 
          its installation of a new cast iron boiler, hot water heater and 
          storage tank on the premises on October 24, 1987.


          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the owner is only providing intermittent hot water services and 
          that when the DHCR inspector appeared at the premises, hot water 
          was being provided.

          The petition was served on the owner on January 29, 1988 and on 
          March 16, 1988, the owner filed an answer to the petition stating 
          that a new cast iron boiler, hot water heater and storage tank were 
          installed at the subject premises on October 24, 1987, which 
          remedied all heating and hot water problems.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          Section 2523.4 of the Rent Stabilization Code provides, in perti- 
          nent part, that a tenant may apply to the DHCR for a reduction of 
          the legal regulated rent to the level in effect prior to the most 
          recent guidelines adjustment, and the DHCR shall so reduce the rent 
          for the period for which it is found that the owner has failed to 
          maintain required services.  Required services are defined in 
          Section 2520.6(r) to include heat and hot water.

          The Commissioner has considered but rejects the tenant's argument 
          that the Rent Administrator erred by issuing the appealed order of 
          December 9, 1987.

          The New York City Housing Maintenance Code requires that hot water 
          be supplied at all times at a constant minimum temperature of 120@

          An inspector visited the subject apartment on November 16, 1987 and 
          November 24, 1987 and found that the owner was adequately main- 
          taining heat and hot water services and had satisfied the minimum 
          hot water requirements.

          The Commissioner finds that the Administrator properly based his 
          determination on the entire record, including the results of both 
          on-site inspections conducted on November 16, 1987 and November 24, 

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          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 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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