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

          APPEAL OF                               DOCKET NO.:             
                   VALERIE SAINTROSSY,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
          ----------------------------------x     BL210045HW


          On February 11, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on 
          February 2, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 71 Orange Street, Apartment 12, Brooklyn,
          New York, wherein the Rent Administrator determined that heat and 
          hot water services in the subject apartment were adequate.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.  

          The proceeding was commenced by the filing of a complaint of 
          decrease in heat/hot water services on December 1, 1987.  A copy of 
          the tenant's complaint was served on the owner and the owner 
          responded stating that a new hot water heater was installed on 
          November 11, 1987, and new burners for the gas steam boiler were 
          installed on November 5, 1987 and that both heat and hot water 
          services were resumed.

          Thereafter, in the course of processing the complaint, the Division 
          sent a post card to the tenant on which the tenant was asked to 
          confirm whether services had been restored.  On December 30, 1987, 
          the tenant responded that the owner had restored heat/hot water 
          services.  Despite such confirmation the Division nevertheless 
          conducted an inspection on January 20, 1988, which confirmed that 
          heat and hot water was being provided.  Consequently the 
          Administrator issued its order February 2, 1988, denying the 
          tenant's complaint.


          In the petition for administrative review, the tenant contends, as 
          she had in the complaint below, that the building was without heat 
          from November 29 through December 4, 1987 and without hot water 
          from November 5 through November 11, 1987, and that the single 
          inspection conducted by the Division does not take into account the 
          record of lack of services in this case.

          The Commissioner is of the opinion that the petition should be 

          In the answer below, the owner confirmed that the heat and hot 
          water systems were down for repairs which were completed on 
          December 5, 1987 and November 11, 1987 respectively.  During 
          processing of the complaint the tenant herself confirmed the 
          restoration of services prior to the issuance of the 
          Administrator's order.  The resumption of services was also 
          confirmed by an inspection conducted by a Division employee.

          Applicable law and code provide that where an owner has failed to 
          maintain services, a tenant may apply for a reduction of the legal 
          regulated rent.  However, tenants are not entitled to rent 
          reductions for a temporary service interruption caused by repair to 
          a building system.  The tenant, under these circumstances, is not 
          entitled to a rent reduction for the days when the building had no 
          heat or hot water.  In addition, if prior to an inspection as in 
          this instance, the owner has restored the services referred to in 
          the tenant's complaint, then the tenant is likewise not entitled to 
          a rent reduction.

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