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

          APPEAL OF                                    DOCKET NO.: CF420092RO

                    Po W. Yuen Realty &
                    Management Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CC420032HW


          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the housing accommodation 
          known as 69 Mott Street, Apt. 22, New York, N.Y.

          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 the petition.

          The tenant commenced the proceeding below by filing a complaint on 
          March 11, 1988 asserting that no heat and hot water had been 
          provided since February 17, 1988.

          The owner did not answer the complaint, although afforded an 
          opportunity to do so.

          Thereafter an inspection of the subject apartment was conducted by 
          a D.H.C.R. inspector who confirmed the existence of the following 
          defective conditions:  The housing accommodation has no heat or hot 
          water.  The apartment was burned out by fire on February 7, 1988.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the maximum rent.

          In its petition for administrative review, the owner states, in 
          substance, that there was a fire in the apartment in February of 


          1988; that as a result of the fire, the tenant is temporarily out 
          of possession and has no standing to bring the instant complaint; 
          and that as a natural consequence of making the repairs, the heat 
          and hot water to the apartment had to be placed out of service.    
          The DHCR served a copy of the petition the tenant on July 30,  

          The tenant said that as a result of the fire damage, and until the 
          landlord completely renovates the apartment, it is not possible for 
          him to live there in its damaged condition.   

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulation, a 
          rent reduction is authorized where there has been a decrease in 
          essential services which are defined in Section 2200.3 to include 
          heat and hot water services.

          The owner's petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining required and essential services based on a 
          physical inspection confirming the existence of defective 
          conditions in the subject building for which a rent reduction is 

          Since the tenant did not allege in the complaint that the apartment 
          could not be occupied, and the owner did not answer the complaint, 
          there was no finding by the Administrator as to the habitability of 
          the apartment or the possessory rights of the tenant.  The tenant 
          complained about no heat and hot water and the confirmation of this 
          warrants the rent reduction order appealed herein.  The issue of 
          whether an owner is required to provide heat to a burned out 
          apartment is not determined herein because it was not raised below.

          The owner may file a rent restoration application if the facts so 

          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 Rent Administrator's order be, and the same hereby is, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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