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

          APPEAL OF                               DOCKET NO.:
                     A J F REALTY/                RENT ADMINISTRATOR'S
               609 WEST 173RD ST. ASSOC.,         DOCKET NO.:

                                                  PREMISES:  609 W. 173 St.
                                    PETITIONER    Apt. 5-F, New York, NY


          The above-named owner filed a timely petition for administrative 
          review against an order issued on March 8, 1988 concerning the 
          housing accommodations relating to the above-described docket 

          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. 

          Various tenants commenced this proceeding on January 4, 1988 by 
          filing a complaint asserting that the owner had failed to maintain 
          various services including, but not limited to, adequate heat and 
          hot water.

          In its answer filed on January 28, 1988, the owner denied the 
          allegations in the tenant's complaint and otherwise asserted that 
          required services are being properly maintained.

          Thereafter, on February 4, 1988, the subject building was inspected 
          by a Division of Housing and Community Renewal (DHCR) staff member 
          who reported that among the apartments where access was obtained, 
          hot water services were inadequate for Apt. 5-F (110@ F. in the 


          The Administrator directed the restoration of services in Apt. 5-F 
          and a reduction of the stabilized rent. 

          In the petition for Administrative review, the owner contends that 
          at the time of DHCR's inspection, the boiler was at manual and not 
          automatic; and that the rent reduction is unfair when the hot water 
          was inadequate only for one day.  The owner submitted a copy of a 
          work invoice dated February 4, 1988 to indicate that the boiler was 

          A copy of the petition was mailed to the tenant on July 12, 1988.

          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 hot water (110@ 
          F. in the bathroom).

          The petitioner's submission of a copy of a work order for alleged 
          repairs on February 4, 1988 in the petition and not in the 
          proceeding below prior to the issuance of the Administrator's order 
          is beyond the scope of administrative review which is limited to 
          the issues and evidence before the Administrator.

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


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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