BH 110257-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEALS OF                              DOCKET NO.:   
                                                  BH 110257-RO         
                   STEPHEN CHERPELIS,  
                                                  RENT ADMINISTRATOR'S       
                                                  DOCKET NO.: 
                                  PETITIONER      AK 110129-S


          On August 21, 1987, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on July 
          24, 1987, by a Rent Administrator concerning the housing accommo- 
          dation known as 36-03 191st Street, Flushing, New York, Apartment 
          4-B, wherein the Administrator determined that certain services 
          were not being maintained and ordered a rent reduction.

          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 tenant commenced this proceeding in October 1986 by filing a 
          complaint in which she listed numerous repairs required in her 
          apartment and requested a rent reduction.

          In answer to the complaint, the owner denied that any repairs were 

          A physical inspection of the apartment on February 24, 1987 by a 
          DHCR employee revealed that no heat was being provided, that the 
          windows throughout the apartment are cracked and the window panes 
          are shaky and loose, allowing air seepage, and the kitchen storm 
          windows are cracked.  Other conditions were found to have been 

          The Administrator's order reduced the rent based on the conditions 
          cited in the inspector's report.

          In the petition for administrative review, the owner submits copies 
          of Administrator's orders issued in two other proceedings involving 
          the same tenant; one denying a complaint based on an inspection on 
          December 9, 1986 which disclosed adequate heat and hot water and 
          the other saying that it is a duplicate of the first.

          In answer to the petition, the tenant asserts that she was not 
          served with a copy of the petition but that repairs have not been 

          After careful consideration of the evidence of record, the Commis- 
          sioner is of the opinion that the petition should be denied.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, 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 

          Required services are defined in Section 2520.6(r) to include 
          repairs, maintenance, and heat.

          In the instant case the physical inspection confirmed the existence 
          of conditions cited in the tenant's complaint that had not been 
          repaired, including inadequate heat.  The owner's petition does not 
          provide any basis for modifying or revoking the rent reduction 
          ordered by the Administrator.

          The orders submitted by the owner refer to a heat and hot water 
          complaint that was denied based on an inspection in December 9, 
          1986.  The inspection in the instant case was conducted more than 
          two months later and therefore supersedes the earlier one.  It also 
          revealed other conditions besides inadequate heat requiring repair 
          for which a rent reduction is warranted.  

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

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


                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner


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