BH 210280 RO

                                  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. BH 210280 RO
                                              :DRO DOCKET NO. ZBG-230005-HW
               V. NICOLETTA                     

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 26, 1987, the above-named petitioner-owner filed  a
          Petition for Administrative Review  against  an  order  issued  on
          August 12, 1987, by  the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the  housing  accommodations
          known as 110 Avenue  S,  Brooklyn,  New  York,  Apartment  No.  2,
          wherein the Rent  Administrator  determined  that  the  owner  had
          failed to maintain adequate  hot  water  service  and  accordingly
          reduced the rent of the subject apartment.

               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  by  the  filing  in
          JUne 1987 of a tenant's application for  a  rent  reduction  based
          upon the owner's failure to  provide  and  maintain  adequate  hot
          water.

               The owner was sent a copy of the tenant's complaint  on  July
          21, 1987, afforded an  opportunity  to  answer  and  told  that  a
          failure to answer would result in a  determination  based  on  the
          evidence in the file.  There is no record that the owner  filed  a
          response to the tenant's complaint.

                    In Order Number ZBG-230005-HW,  the  Rent  Administrator
          determine that,  based  on  the  owner's  failure  to  answer  the
          tenant's complaint, inadequate hot water was  being  supplied  and
          reduced the rent to the level in effect prior to the  most  recent
          guideline adjustment effective August 1, 1987.

               In this petition, the owner  alleges  in  substance  that  it
          always supplies adequate hot water.








          BH 210280 RO



               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  has
          failed to maintain required services.

               In the instant case, the Commissioner is of the opinion  that
          it was proper to reduce the rent based on the owner's  failure  to
          answer the tenant's complaint since  the  owner  was  specifically
          advised that a failure to respond within the specified time  frame
          would result in a determination based on the evidence currently in 
          the  file.   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 if the facts so warrant.

               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




                                                    
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