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

          APPEAL OF                           :   DOCKET NO.: BJ-430013-RO
                                              :   D.R.O. 
                                              :   DOCKET NO.:BC-420076-S
                 LILLIAN SERIL,               :          
                                              :   TENANT: MIRIAM LANGER
                                 PETITIONER   :             


               On October 13, 1987, the above-named owner filed a Petition 
          for Administrative Review of an order issued on October 1, 1987 by 
          a Rent Administrator concerning the rent controlled housing 
          accommodation known as 225 West 86th Street, Apartment 101, New 
          York, NY, wherein a rent reduction was ordered based on a finding 
          of a reduction in services.

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issues raised by the petition for administrative 

               This proceeding was commenced on March 3, 1987 by the tenant 
          filing a complaint for a decrease in services, alleging a complete 
          lack of heat and hot water.  The record also discloses that by 
          letter dated February 20, 1987 the tenant provided information on 
          painting and plastering deficiencies, further referencing another 
          services proceeding under docket number (AF-420635-S).  

               On March 20, 1987, the DHCR sent the owner a copy of the 
          subject complaint with instructions to file an answer.  The 
          February 20, 1987 letter was also transmitted with the subject 
          complaint.  The owner replied that painting repairs were being 
          arranged; that the subject complaint was a duplicate of the 
          services complaint under Docket No. AF-420635-S; and that the 
          subject complaint should either be dismissed or consolidated with 
          the other complaint.


          DOCKET NUMBER: BJ-430013-RO

               On July 16, 1987, a Division staff member conducted an on-site 
          inspection and reported, among other things, that the hot water 
          temperature was 100 degrees Farenheit.

               In the order issued on October 1, 1987, the Administrator 
          ordered a 7 1/2% reduction of the maximum legal rent based on the 
          inspector's finding of inadequate hot water.  The administrator 
          further noted that the issue of plastering and painting was 
          considered in an earlier order of rent reduction, issued April 27, 

               In the petition, the owner seeks reversal of the order and 
          claims that the tenant's complaint was a 'painting complaint' and 
          did not raise the issue of hot water, and the owner was therefore 
          given no notification of the hot water claim nor the an opportunity 
          to comment on it, further asserting that there was plenty of hot 
          water at the premises.  Lastly, the owner states that the Division 
          erred by failing to supply her with a copy of the inspection report 
          and afford her an opportunity to comment on it.

               In answer to the  petition, the tenant essentially urges 
          affirmation of the order.

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

               Section 2202.16 of the Rent and Eviction Regulations provides 
          that an owner's failure to maintain services may result in an order 
          of decrease in maximum rent which the Administrator, in his 
          discretion, may determine.

               Careful review of the evidence of record in the instant case 
          discloses that the  owner was sent a copy of the subject complaint 
          on March  20, 1987.  Despite the DHCR's inclusion, with transmittal 
          of the subject complaint, of other papers from the tenant which 
          referenced another Services proceeding (i.e., AF-420635-S), the 
          subject complaint categorically raised the issues of heat and hot 
          water.  The Commissioner therefore finds that the owner was given 
          clear notification of the hot water issue.
               A physical inspection of the subject premises conducted on 
          July 16, 1987 revealed that the temperature of the hot water was 
          100 degrees Farenheit, which constituted inadequate hot water and 
          a decrease in services.  Accordingly, the Administrator correctly 
          ordered a reduction in the maximum rent based on the inspectorial 


          DOCKET NUMBER: BJ-430013-RO

               The contention that a copy of the inspection report should 
          have been forwarded to the owner for comment is rejected since, 
          pursuant to Division policy and practice, there is no requirement 
          that this be done.

                The Division's records reveal that the owner's rent 
          restoration application was granted on January 15, 1991

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

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


                                        JOSEPH D'AGOSTA
                                        Acting Deputy Commissioner



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