Docket Number: BD-110323-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: BD 110323-RO
             HARRY C. PARTRIDGE                DRO DOCKET NO.: BA 120092-HW
             89th AVENUE REALTY CORP.,      :

                              PETITIONER    : 

        On April 13, 1987, the above-named petitioner-owner filed a petition 
        for administrative review against an order issued on March 12, 1987, 
        by an Administrator concerning the housing  accommodation  known  as
        148-25 89th Avenue, Jamaica, New York,  Apartment  6P,  wherein  the
        rent was reduced due to a diminution of service.  

        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.

        On January 15, 1987 the subject tenant filed an  application  for  a
        rent reduction based on the  owner's  alleged  failure  to  maintain
        service, alleging inadequate heat  and  hot  water  in  the  subject
        apartment for various  dates  throughout  the  months  of  November,
        December 1986 and January 1987.

        The owner failed  to  reply  to  the  tenant's  complaint,  although
        afforded an opportunity to do so.

        On March 12, 1987 the District Rent Administrator  issued  an  order
        reducing the maximum legal collectible rent  by  7-1/2  percent  per
        month, effective on the first rent payment day following the date of 
        issuance of the order, based on a finding that the services of  heat
        and hot water were inadequate for the subject apartment.

        On March 18, 19 7  the  tenant  submitted  an  affirmation  of  non-
        compliance in which she alleged  that  on  March  14  the  heat  was
        inadequate; and on March 16, 1987 there was  no  hot  water  in  the
        subject apartment.

        In its petition for administrative review the owner asserts that 
        adequate heat and hot water services are provided to  the  whole  of
        the subject building complex throughout the heating  season  without
        incident; and that the tenant has a long history of non-existent and 
        uncorroborated services diminutions complaints.


          Docket Number: BD-110323-RO

        The owner further asserts that the tenant brought an "HP" proceeding 
        (index  #HP30)  in  the  Civil  Court  for  alleged  diminutions  of
        building-wide services which a full city  inspection  revealed  were
        non-existent (by  inspection  dated  March  11,  1987).   The  owner
        enclosed  copies  of  those  documents  pertinent   to   the   civil
        proceeding.  The outcome of the  proceeding  resulted  in  an  order
        awarding the owner rent arrears previously withheld by the tenant.

        On August 3, 1987 the tenant answered the owner's  petition  stating
        in pertinent part that during the week of July 27,  1987  there  was
        inadequate hot water in the morning.

        The Commissioner is of the opinion that  the  owner's  petition  for
        administrative review should be denied.

        The Administrator's order was based on the owner's default  and  the
        owner's  petition  does  not  establish  that  the   Administrator's
        determination should be modified or revoked.  A review of the record 
        reveals that a properly addressed copy of the tenant's complaint was 
        sent to the owner and was not returned  by  the  Post  Office.   The
        owner has not asserted that the complaint was not received  and  has
        offered no explanation for the failure to respond.

        In addition, the evidence submitted by the owner for the first  time
        with the  petition  need  not  be  considered  in  determining  this
        administrative appeal since no explanation has been  given  for  the
        failure to submit this evidence  when  the  proceeding  was  pending
        before the Administrator.  Nevertheless, a review of  this  evidence
        reveals that it is not pertinent to the issue  of  whether  adequate
        heat and hot  water  services  are  being  provided.   The  physical
        inspection conducted by the Office of Code Enforcement  pursuant  to
        the Civil Court proceeding which found no violations did not address 
        the issue of inadequate heat and hot water.

        Section 2202.16 of the Rent and Eviction  Regulations  authorizes  a
        decrease of the maximum rent when there has been a decrease  in  the
        essential services  required  to  be  provided.   Pursuant  to  this
        section, the Administrator properly ordered  a  7-1/2  percent  rent
        reduction based on the tenant's unrefuted allegation  of  inadequate
        heat and hot water.

        The Commissioner notes that the tenant has continued  to  assert  in
        answer to the owner's petition that hot water is inadequate and  the
        owner has still not filed for restoration of the rent.

        THEREFORE,  in  accordance  with  the   City   Rent   and   Eviction
        Regulations, it is


          Docket Number: BD-110323-RO

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


                                      ELLIOT SANDER
                                      Deputy Commissioner

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