BF 410256 RO

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

          APPEAL OF                              DOCKET NO. BF 410256 RO
                                              :  DRO DOCKET NO.ZBC-510233-HW
               ROVELL MANAGEMENT CORP.                     

                                PETITIONER    : 

               On June 16, 1987, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on May 
          29, 1987, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 80 
          Edgecombe Avenue, New York, New York, Apartment No. 21.

          The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2523.4 of the Rent Stabilization Code.

          The issue herein is whether the Rent Administrator's order 
          was warranted.

          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.  

          This proceeding was originally commenced on March 31, 1987 by 
          the filing of an Individual Tenant Statement of Complaint of a 
          Decrease in Services in which the tenant stated in substance that 
          there was inadequate heat and hot water.

          The owner was served with a copy of the complaint but there 
          was no evidence in the file before the Rent ADministrator that the 
          owner had submitted an answer to the tenant's complaint.

          In Order Number ZBC-510233-HW, the Rent Administrator 
          determined, based upon the owner's default, that there was 
          inadequate heat and hot water and reduced the rent to the level in 
          effect prior to the most recent guideline adjustment effective May 
          1, 1987.

          In this petition, the owner alleges in substance that it did 
          file an answer to the tenant's complaint and that moreover the 
          tenant had filed a duplicate complaint alleging inadequate heat 
          and hot water under Docket Number ZBC-510214-HW.  Further, the 
          owner alleges that a physical inspection was conducted at the 
          subject apartment on April 19, 1987, that such inspection 
          disclosed that there was adequate heat and hot water, and that on 

          BF 410256 RO

          May 29, 1987 (same date as order appealed herein), the Rent 
          Administrator issued an order under Docket Number ZBC-510214-HW 
          denying the tenant's complaint on the basis of the April 19, 1987 
          physical inspection.  Along with its petition, the owner submitted 
          a copy of its answer and a copy of the order issued under Docket 
          Number ZBC-510214-HW.

          The Commissioner is of the opinion that this petition should 
          be granted.

          Section 2523.4 of the Rent Stabilization Code provides in 
          pertinent 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.

          An examination of the record in this case discloses that the 
          owner is correct in its contention that it filed an answer to the 
          tenant's complaint.  In addition an inspection held at the subject 
          apartment on April 19, 1987, revealed that there was adequate heat 
          and hot water in the subject apartment.  Accordingly, the Rent 
          Administrator's order appealed herein finding that there was 
          inadequate heat and hot water and reducing the rent was not 
          warranted and must be revoked.

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

          ORDERED, that this petition for administrative review be, and 
          the same hereby is, granted, and, that the order of the Rent 
          Administrator be, and the same hereby is, revoked.  The tenant may 
          pay any arrears in rent, if any, arising as a result of this order 
          in twelve equal monthly installments.


                                          ELLIOT SANDER
                                          Deputy Commissioner


          BF 410256 RO


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