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

          APPEAL OF                             DOCKET NO.: CB430356RO 
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: BG430007HW       
          Nicholas Brusco/
          JNP JC Brusco Associates,          
                                                PREMISES: 203 West 85th St. 
                                                          New York, NY


               The above-named owner filed a timely petition for 
          administrative review of an order issued on December 1, 1987 
          concerning the housing accommodations relating to the above- 
          described docket number.

               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.

               This proceeding was commenced by various tenants filing a 
          complaint dated July 2, 1987, asserting among other things that the 
          "hot water service breaks repeatedly about once a month."  

               On July 21, 1987, the Division mailed a copy of the tenants' 
          complaint to the owner who answered, stating that the "hot water 
          problem has been abated."

               Physical inspections of the subject apartments were conducted 
          on October 6, 13 and 21, 1987.  The inspector reported that Apt. 5 
          (115@F hot water in the bathroom), Apt. 32 (115@F hot water in the 
          kitchen and 112@F hot water in the bathroom) and Apt. 45 (110@F hot 
          water in the kitchen) had inadequate hot water services.  As to the 
          other inspected apartments, including that of Apt. 34 (the alleged 
          tenant representative in the original complaint), adequate hot 
          water services were found.



               The Administrator issued an order based on the above 
          inspection report, directing restoration of hot water services and 
          ordering a rent reduction for Apts. 5, 32 and 45.  The 
          Administrator terminated the proceeding as to the other inspected 
          apartment with adequate hot water services.

               In the petition for administrative review, the owner contends 
          that the hot water problem has been resolved, that the delay was 
          caused by a tenant who had a broken hot water faucet and refused 
          access to the apartment.

               On May 13, 1988, the Division mailed the tenants a copy of the 
          owner's petition.  

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

               The Administrator's determination was based upon a staff 
          inspector's report which found inadequate hot water services in 
          Apts. 5, 32 and 45.  The determination was in all respects proper 
          and is hereby sustained.

               The owner's allegation that the delay in repairs was caused by 
          a tenant's refusal of access to the apartment with a broken hot 
          water faucet is unsubstantiated and was not raised before the 
          Administrator prior to the issuance of the order.  Accordingly, 
          this assertion may not be raised on appeal.

               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, denied 
          and that the Administrator's order be, and the same hereby is, 


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        


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