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

          ------------------------------------X  J.R. NO.: 2927 
          APPEAL OF                              DOCKET NO.:               
                                                 BJ 610007-RO 
                                                 DRO DOCKET NO.:           
                                                 BG 630046-HW               
              GARY J. ZUCKERMAN - 7A ADMIN.,      

                              PETITIONER      : 


               On October 20, 1987,  the  above-named  petitioner  filed  a
          Petition for Administrative Review (PAR) against an order  issued
          on August 20, 1987 by the Rent  Administrator,  at  Gertz  Plaza,
          Jamaica, New York, concerning the housing accommodations known as 
          2285 Davidson Avenue, Bronx, New York, wherein the  Administrator
          determined  the  tenants'  complaint  that  the  owner  was   not
          maintaining heat and hot water for the subject premises.

               On November 23,  1987,  the  Commissioner  issued  an  order
          dismissing the petition for untimeliness.    
               Subsequent  thereto,  the  building's   Court-appointed   7A
          Administrator filed a petition in the Supreme Court, pursuant  to
          Article 78 of the Civil Practice Law and Rules,  requesting  that
          the Commissioner's dismissal order be annulled.  On May 11,  1988
          the Supreme Court (Katz, J.)  executed  an  order  remitting  the
          proceedings to the Division for further consideration.

               The  proceedings  were  originally  commenced  by   tenants'
          representatives, who filed a complaint of decrease in services on 
          their own behalf and on behalf of twenty-two (22) other  tenants,
          alleging the owner was not maintaining various services.  The 

          tenants' complaint of inadequate heat and hot water was extracted 
          for separate processing under Docket  Number  BG-630046-HW.   The
          other complaints were processed under Docket No. BE-630008-B. 

               The 7A Administrator responded to the general complaint  (BE
          630008-B), asserting in essence that the Division  did  not  have
          jurisdiction to reduce the rents and  that,  in  any  event,  all
          necessary repairs had been made to  correct  defects  and  remove

          ADM. REVIEW DOCKET NO.: BJ 610007-RO

               The 7A Administrator was re-served under BG-630046-HW with a 
          copy of the tenants' complaint, along with a  notice  to  restore
          heat and hot water service, but did not file a separate response. 

               Based on a finding that the  owner  (7A  Administrator)  had
          failed to file an answer  to  deny  the  tenants'  allegation  of
          inadequate hot water service, the Administrator reduced rents for 
          both rent controlled and rent stabilized tenants.

               On appeal, the  7A  Administrator  reiterates  the  previous
          argument that the Administrator  did  not  have  jurisdiction  to
          reduce rents.  He also noted that an inspection was not conducted 
          as  to  the  heat  and  hot  water  complaint,   and   that   the
          Administrator erroneously determined that  the  7A  Administrator
          had failed to file an answer to the tenants' complaint.     

               The applicable law is Section 2520.6(r) and  2523.4  of  the
          Rent Stabilization Code, and Section  2202.16  of  the  Rent  and
          Eviction Regulations. 

               The Commissioner notes that the 7A Administrator submitted a 
          timely  answer,  detailed  above,  to   the   tenants'   original
          comprehensive complaint before the heat and hot  water  complaint
          was extracted for separate processing.  That answer  should  have
          been considered by the Administrator in the heat  and  hot  water
          complaint.  In light thereof, an inspection should also have been 
          conducted to substantiate the allegation that heat and hot  water
          services were not maintained. 

               The record presented failed to provide a basis for the  rent
          reduction granted.  It is also doubtful that further fact-finding 
          five (5) years after the events described would be fruitful.  The 
          record mandates that the Administrator's rent reduction order  be
          revoked.  Any monies owed by the tenants to the owner as a result 
          of this order may be paid in equal monthly installments over  the
          course of the next twenty-four (24) months, subject to  amendment
          by a Court of competent jurisdiction.  

               THEREFORE,  in  accordance  with  the  Rent   and   Eviction
          Regulations,  the  City  Rent   Control   Law,   and   the   Rent
          Stabilization Law and Code, it is

               ORDERED, that this petition be,  and  the  same  hereby  is,
          granted and the District Rent Administrator's order be,  and  the
          same hereby is, revoked, as provided above.


          ADM. REVIEW DOCKET NO.: BJ 610007-RO

                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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