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

          APPEAL OF                               DOCKET NO.: CB130217RT

          ELIZABETH A. DUNN                       RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BJ130220HW

          On February 29, 1988 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued February 18, 1988 concerning the housing 
          accommodations known as various apartments, 151-05 Cross Island 
          Parkway, Queens, NY, wherein the Administrator denied the tenants' 
          application for a rent reduction.
          The Commissioner has carefully reviewed all the evidence of record 
          and has carefully considered that portion relevant to the issues 
          raised on appeal.

          A review of the record reveals that on October 15, 1987, the 
          tenants of 14 of the 62 apartments in the subject building joined 
          in filing a complaint in which they alleged, in relevant part, that 
          heat and hot water services are provided on a sporadic basis.

          A DHCR inspector visited the building on January 26, 1987.  Of the 
          fourteen complaining tenants, the inspector gained access to seven
          apartments and found that adequate heat and hot water services were 
          being provided. 

          The order appealed herein was issued on February 18, 1988 denying 
          the tenants' complaint.

          In the petition for administrative review, the tenant asserts that 
          the complaint did not claim that there was no heat and hot water 
          but that there are frequent incidents when these services are not 


          provided and that the day the inspector came there was adequate 
          heat and hot water.
          In answer to the petition, the owner alleges that the conditions 
          described by the tenant do not exist and that all mechanical 
          systems are operating properly.

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

          Section 2523.4 of the Rent Stabilization Code requires the Division 
          to order a rent reduction, upon application by a tenant, where it 
          is found that the owner has failed to maintain required services.  
          Required services are defined in Section 2520.6(r) to include heat 
          and hot water services.  The determination as to whether required 
          services are being maintained is generally made by a physical 
          inspection by a DHCR employee.

          In the instant case, the Rent Administrator's order was properly 
          based on the results of the inspection which revealed that adequate 
          heat and hot water services were being provided. It is not the 
          practice of the Division to make repeated visits to a building if 
          adequate services are found to be maintained on the first visit.

          Therefore in accordance with the Rent Stabilization Law and Code,
          it is 

          ORDERED that this petition be and the same hereby is denied and the 
          Rent Administrator's order be and the same hereby is affirmed.



                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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