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. BF 610233 RO
                                              :  DRO DOCKET NO. ZBA 610202HW
               DAVID MARKS                     

                                PETITIONER    : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On June 24, 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
          227 East 178th Street, Bronx, New York, Apartment No. 4DW, wherein 
          the Rent ADministrator determined that the  owner  had  failed  to
          maintain services and accordingly reduced the rent of the  subject
          accommodation. 

               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  in  January,  1987,
          by the filing of an Individual Tenant Statement  of  Complaint  in
          which the tenant stated in inter alia that  there  was  inadequate
          heat and hot water in the subject apartment. 

               In response to the tenant's complaint, the owner stated inter 
          alia that there is an adequate supply of heat and hot water at all 
          times.

               An inspection was held at the subject apartment on April  21,
          1987/  Such inspection disclosed that adequate hot water  was  not
          being provided in that the  hot  water  temperature  was  only  99
          degrees F. rather than at least 120 degrees F. as required.

               In  Order  Number  ZBA  610202-HW,  the  Rent   Administrator
          determined that, based upon the  physical  inspection,  a  service
          decrease had occurred in the subject  apartment  and  reduced  the
          rent to the level in effect prior to  the  most  recent  guideline
          adjustment effective January 1, 1987.
          BF 610233 RO









               In this petition, the owner alleges in substance  that  there
          is always adequate heat and hot water in the subject apartment.

               In response to the owner's petition,  the  tenant  stated  in
          substance that adequate heat and hot water are not being supplied.

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

               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  ha
          failed to maintain required services.

               In the instant case,  the  evidence  of  record  including  a
          physical  inspection  by  a  DHCR  inspector  disclosed  that  the
          temperature of the hot water provided was too  low.   Accordingly,
          the Rent Administrator's order was warranted.

               This order is issued without prejudice to the owner's  filing
          of an application to restore the rent  due  to  a  restoration  of
          services when the required repairs have been made.

               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, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, affirmed. 

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    
          ```````````````










                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BF 610233 RO

          DRO Docket No/Order No.: ZBA 610202-HW

          Tenant(s): Sarah Gordon

          Owner: David Marks

          Code Section: 2523.4 of RSC

          Premises: 227 East 178th Street, Bronx, New York, Apt. 4DW

          Order         and         Opinion         Denying         Petition
                           
               Petition denied on basis physical  inspection  disclosed  hot
          water temperature was inadequate.









          APPROVED



          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Commissioner:                                             

          Mailed copies of Order and Determination to:
                           Tenant(s)                 
                           Owner                     
                           Tenant's Atty             
                           Owner's Atty              


                           Date:              :  by               
                                                    signature
                    


                                      

























    

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