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     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.: CC210362R0 
                                                            
 
                                                  RENT ADMINISTRATOR'S
GERALD PINDUS,                          DOCKET NO.: BL210065HW     
                                                      

                PETITIONER              PREMISES:  Apt. #3A
                                                   2911 Brighton   
                                                   5th St.
                                                   Brooklyn, NY
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             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named owner filed a timely petition for administrative 
          review of an order issued on March 2, 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.

          This proceeding was commenced on December 10, 1987 by a tenant 
          filing a complaint of inadequate heat and hot water services.

          The complaint was served on the owner on December 28, 1987.

          On January 5, 1988, the tenant filed a statement that the owner had 
          continued to fail to maintain heat and hot water services.

          Thereafter, a physical inspection of the subject apartment on 
          February 11, 1988 was conducted by a DHCR staff member who confirmed 
          the existence of inadequate heat (40F outside temperature and 62F 
          inside temperature). The inspector found that adequate hot water 
          (124F) was provided.















          CC210362RO

          By order dated March 2, 1988, the Administrator directed the 
          restoration of service and a reduction of the stabilized rent.

          In the petition for administrative review, the owner contends that 
          the DHCR inspection is either a result of the malfunction of the 
          inspection equipment or the tenant tampering with the windows or 
          radiators. The owner submits a copy of a work invoice dated February 
          11, 1988 to indicate that the heating was found satisfactory in 
          sample apartments.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services. The petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining a required service based on a physical 
          inspection confirming the existence of inadequate heat (40F outside 
          temperature and 62F inside temperature). 

          The petitioner's submission offered neither any evidence relevant to 
          the subject apartment, nor an explanation for its inspection, or the 
          coincidence of the date thereof. The Administrator properly relied 
          on the results of DHCR's February 11, 1988 on site inspection. 
          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

          It is noted that the owner's rent restoration application 
          (CC210213OR) was granted on November 17, 1988.

          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 affirmed.


          ISSUED:



                                                                             
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner
    

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