Doc. #CK120060RO
                                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


        ------------------------------------X
        IN THE MATTER OF THE ADMINISTRATIVE :     ADMINISTRATIVE REVIEW 
        APPEALS OF                                DOCKET NOs.: CK120060RO
                                                               CL120226RO
                                                  
                    D. S. Bagga,            :     RENT ADMINISTRATOR'S
                                                  DOCKET NO.: CI120024HW

                            PETITIONER      :     
        ------------------------------------X               


            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW

        The above-named petitioner-owner timely refiled a petition for 
        administrative review of an order issued concerning the housing 
        accommodations known as 83-09 Brevoort Street, Apartment 2B, Kew 
        Gardens, NY.

        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.

        The tenant commenced the proceeding below by filing a complaint on 
        September 28,1988, asserting that the owner had failed to maintain the 
        required level of the hot water temperature in the subject apartment.

        In an answer, the owner stated that they were replacing the old boiler 
        with a new boiler and due to this, hot water service was on and off for 
        several days.

        Thereafter, on October 24, 1988, an inspection of the subject apartment 
        was conducted by a D.H.C.R. inspector who confirmed that the hot water 
        service was inadequate  at 118@F at the time of the inspection.

        The Rent Administrator directed restoration of these services and 
        further ordered a reduction of the maximum legal rent.

        In its petition for administrative review, the owner states, in 
        substance, that the water temperature was low for a few hours during 
        the installation of the new boiler.  He also enclosed a letter from the 
        fuel company advising that in order to make the repairs, the boiler 
        unit had to be shut down for a few hours on October 24, 1988.

        The DHCR served a copy of the petition on the tenant on April 10, 1989.  
        The tenant answered that the boiler was supposed to be out of service 
        for seven (7) days although it actually was out for a total of nineteen 
        (19) days.  She further asserts that the heat and water is very low, 
        there is no heat through the night and you have to call the 
        superintendent for hot water service in the morning.  


        After careful consideration, the Commissioner is of the opinion that 






          Doc. #CK120060RO

        the petition should be denied.
         
        The Commissioner finds that the  Administrator properly determined that 
        the owner had failed to restore the hot water service based on the 
        evidence of record, including the results of the on-site physical 
        inspection, on October 24, 1988, of the subject premise.  Accordingly, 
        the determination was in all respects proper and is hereby sustained.

        Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
        required to order the rent reduction, upon application by the tenant, 
        where it is found that the owner has failed to maintain required 
        services which are defined in Section 2520.6(r) to include repairs, 
        maintenance, janitorial services, and the furnishing of light, heat, 
        and hot and cold water.  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 services based 
        on the physical inspection confirming the existence of defective 
        conditions in the subject apartment for which a rent reduction is 
        warranted.  

        The Division's records reveal that the owner's rent restoration 
        application was granted (Docket Number: DD110012OR).

        THEREFORE, in accordance with the Rent Stabilization Law and Code and 
        the Emergency Tenant Protection Act of 1974, it is 

        ORDERED, that these petitions be, and the same hereby are, 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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