CC110331RO
                                 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


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          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTATIVE REVIEW
          APPEAL OF                             DOCKET NO.: CC110331RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: BL120153HW
                 Fence Associates                               
                                                 
                                                         
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW  

          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the housing accommodations 
          known as 36-20 168 Street., Apt. 5D, Flushing, 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 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          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: hot water service, 95@F.

          The Rent Administrator directed restoration of hot water service 
          and further ordered, a reduction of the maximum legal rent.

          In its petition  for administrative  review, the owner states, in 
          substance, that it had the boilerman adjust the mixing value to 
          resume adequate hot water supply.

          The DHCR served a copy of the petition on the tenant on May 5, 
          1988.














          CC110331RO



          The tenant interposed an answer which stated that the owner failed 
          to resume adequate hot water.

          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 existance of defective 
          conditions in the subject building for which a rent reduction is 
          warranted.

          The record reveals that a rent restoration was granted on June 5, 
          1989 under docket no. CK120117OR.

          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, 
          affirmed.

          ISSUED:


                                                                             
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner 
                                       












                                              








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