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.: CB430016RO      
                                                         
          East 115th Realty Co./                 RENT ADMINISTRATOR'S
          Michael Dara,                          DOCKET NO.: BJ530044HW           
                         
                                PETITIONER       PREMISES: 1861 Lexington Ave.
                                                           Various Apts.
                                                           New York, NY      
          -----------------------------------X                           


          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN    
                         PART AND MODIFYING ADMINSTRATOR'S ORDER


          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 5, 1988 concerning the housing 
          accommodations relating to the above-described docket number.  

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

          Various tenants commenced this proceeding on October 13, 1987 by 
          filing a complaint asserting that the owner had failed to maintain, 
          among other things, heat and hot water services in the subject 
          apartment.

          In answer, the owner denied the allegations in the complaint or  
          otherwise stated that services are being maintained and that most 
          tenants who signed the petition do not understand English and were 
          pressured to sign.

          On December 7, 1987, a physical inspection was conducted by a DHCR 
          staff member who reported that at the time, the outside temperature 
          was 44@F; that the heat in Apts. 1, 2, 5, 7, 10, 11 and 12 was 
          inadequate, the temperature ranging from 62@F to 66@F.; that no hot 
          water was  provided to these apartments; and that access was not 
          gained to Apts. 8, 9 and 12.

          By an order dated January 5, 1988, the Administrator determined that 

                                          1












          CB430016RO

          the heat and hot water services were inadequate based on said 
          inspection, directed the restoration of services, and ordered a rent 
          reduction.
           
          In the petition for administrative review, the owner contends in 
          substance that the services were provided; that the inspection 
          report was questionable; and that its due process rights were 
          violated because the complaint was unclear and the inspection 
          results were not sent to the owner so that corrective measures could 
          be made.

          In answer, various tenants assert that the defective conditions 
          continue to exist.

          In reply, the owner denied the assertions or otherwise alleged the 
          lack of veracity in the tenants'answer.

          After careful consideration, the Commissioner is of the opinion that 
          the petition should be granted in part and the Administrator's order 
          modified accordingly.

          The Administrator's determination that the heat in Apts. 1, 2, 5, 7, 
          10, 11 and 12 was inadequate and that no hot water was  provided to 
          these apartments was properly based on the December 7, 1987 physical 
          inspection. At that time, the DHCR staff member reported that the 
          outside temperature was 44@F and that the heat in these apartments 
          was inadequate, the temperature ranging from 62@F to 66@F; and that 
          there was no hot water in these apartments. The owner's petition 
          failed to rebut the inspection results. Accordingly, this 
          confirmation of defective conditions warrants a rent reduction.

          The Commissioner finds, however, that per the inspection report, 
          access was not gained to Apts. 8, 9 and 12; and that the complaint 
          as to these apartments should be dismissed. The grant of rent 
          reduction to Apts. 8, 9 and 12 is revoked and the Administrator's 
          determination is modified accordingly.

          The Commissioner notes that the tenants clearly complained of 
          inadequate heat and hot water; due process only requires that the 
          owner receive a copy of the complaint; and that DHCR is not required 
          to serve an inspection report on the owner (FH410081RO, Empress 
          Manor Apartments v. DHCR, 538 NYS2d 49, 147 AD2d 642).

          Rent arrears may be due the owner from the tenants as a result of 
          this order. Any arrears shall be paid in monthly installments which 
          shall not exceed the amount of the monthly rent reductions revoked 
          herein.


                                           
          CB430016RO









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

          ORDERED, that this petition be, and the same hereby is, granted in  
          part, and that the Administrator's order be, and the same hereby is, 
          modified accordingly.




          ISSUED:              

                                            





                                             _____                            
                                                    JOSEPH A. D'AGOSTA
                                                    Deputy Commissioner
                                           






    

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