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


          APPEAL OF                              DOCKET NO.: CC110332R0      

          Elbern Apt. Condo/
          Fon-May Fan,                                   
                                                 DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NO.: BL11O152HW           

                          PETITIONER             PREMISES: 36-20 168th St.
                                                           Apt. No. 5K
                                                           Flushing, New York     


          The above-named owner filed a timely petition for administrative 
          review of an order issued on February 18, 1988 concerning the 
          housing accommodations relating to the above-described docket 

          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.

          This proceeding was commenced on December 31, 1987 by the tenant 
          filing a complaint asserting that the owner failed to maintain 
          various services including, but not limited to, adequate hot water 
          in the subject apartment.

          The Division transmitted to the owner on January 20, 1988 a copy of 
          the tenant's complaint.

          On January 27, 1988, the tenant filed an affirmation stating that 
          the owner has continued to fail to maintain heat/hot water services.

          Thereafter, an on-site inspection of the subject apartment was 
          conducted on February 2, 1988 by a Division staff member who 


          reported an inadequate hot water temperature of 105 degrees 

          The Administrator directed restoration of services and further 
          ordered a reduction of the stabilized legal rent.

          In the petition for administrative review, the owner contends that 
          the mixing valve had been adjusted on February 3, 1988 to provide 
          adequate hot water.

          On May 31, 1988, the Division mailed a copy of the owner's petition 
          to the tenant.

          In an answer filed on June 8, 1988, the tenant stated in substance 
          that adequate hot water was recently restored and that she is 
          entitled to a rent reduction.

          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 within the apartment. The 
          determination was in all respects proper and is hereby sustained.

          The claim of repairs was not raised in the proceeding below prior to 
          the issuance of the Administrator's order and is now raised for the 
          first time on appeal. Accordingly, this assertion is beyond the 
          scope of administrative review which is limited to the issues and 
          evidence before the Administrator.

          The owner is advised to file a rent restoration application based on 
          the adequacy of hot water services if the facts so warrant.

          The automatic stay of the retroactive rent abatement that resulted  
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          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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