BH 620112 RO

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

          APPEAL OF                              DOCKET NO. BH 620112 RO
                                              :  DRO DOCKET NO.ZBE-620012-HW
               MICHAEL LAUB                     

                                PETITIONER    : 

               On August 7, 1987, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on July 
          16, 1987, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          2725 Webb Avenue, Bronx, New York, Apartment No. 1C, wherein the 
          Rent Administrator determined that the owner had failed to 
          maintain services and accordingly reduced the rent of the subject 

          The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2202.16 of the Rent and Eviction Regulations 
          for New York City.

          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 May 1987, by the 
          filing of a Tenant's Application for a Decrease in Rent in which 
          the tenant stated in substance that there was inadequate heat and 
          hot water.

          In response to the tenant's complaint, the owner stated in 
          substance that a new boiler/burner has been installed and that 
          heat and  hot water are always adequately supplied as evidenced by 
          an inspection conducted on April 24, 1987, during the course of an 
          earlier proceeding wherein the tenant had filed a similar 

          On July 1, 1987, a physical inspection was conducted at the 
          subject apartment.  Such inspection disclosed that the hot water 
          temperature was below the required 120 degrees (it ranged from 108 
          degrees to 114 degrees).

          In Order Number ZBE-620012-HW, the Rent Administrator 

          BH 620112 RO
          determined that, based upon the physical inspection, there was 
          inadequate hot water and reduced the rent by 7 1/2% per month 
          effective the first rent payment date following the issuance of 
          the Rent Administrator's order.

          In this petition, the owner alleges in substance that there 
          is adequate hot water as evidenced by the April 24, 1987 
          inspection held under docket ZBB-620188-HW.

          In answer to this petition, the tenant stated in substance 
          that the hot water service is still inadequate.

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

          Section 2202.16 of the Rent and Eviction Regulations for New 
          York City provides in pertinent part that if the landlord fails to 
          maintain services, the Administrator may order a decrease in the 
          maximum rent in an amount which the Administrator in his 
          discretion may determine.

          In the instant case, the evidence of record including the 
          physical inspection conducted on July 1, 1987, discloses that 
          there was inadequate hot water.  The fact that an earlier 
          inspection conducted on April 24, 1987 did not indicate inadequate 
          hot water is not a sufficient basis to overturn the Rent 
          Administrator's order herein which was based on the later 
          inspection finding a lack of adequate hot water.  Accordingly, the 
          Rent Administrator's order reducing the rent 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 and 
          Eviction Regulations for New York City, 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.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


          BH 620112 RO


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