CC410049RT

                                    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
          APPEAL OF                               DOCKET NO.:  
                                                  CC410049RT
                   JO JO ARONSTEIN,    
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BL410083HW
          -----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named tenant filed a timely petition for administrative 
          review (PAR) of an order issued concerning the housing accommoda- 
          tions known as 241 East 14th Street, Apartment 2A, New York, 
          New York.

          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 this proceeding by filing a complaint 
          asserting that the owner had failed to maintain heat/hot water 
          services in the subject apartment.

          Thereafter an inspection of the subject apartment conducted by a 
          Division of Housing and Community Renewal (DHCR) inspector, 
          determined that adequate heat and hot water services were being 
          provided.

          In the petition for administrative review, the tenant disputes the 
          inspection findings in that the inspection in February 1988 is not 
          indicative of conditions existing in November 1987, the time of the 
          complaint.

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














          CC410049RT




          The record in this case reveals that the tenant's complaint was 
          dated December 15, 1987, acknowledged by this agency on January 
          7,1988.  A scheduled inspection for January 26,1988 was cancelled 
          due to the tenant's unavailability.  The inspection was then
          conducted on February 3, 1988 and revealed that heat/hot water 
          services were adequate.

          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 report of inspection conducted on February 3, 1988, 
          by an employee of the Division, who is not a party to the 
          proceeding, was properly placed in the record for consideration by 
          the Administrator.  The Commissioner finds that it was proper for 
          the Administrator to rely on the inspection results in determining 
          whether services were adequate.  The tenant's petition does not 
          establish any basis for modifying or revoking the Administrator's 
          order which determined, based on a physical inspection that 
          heat/hot water service was adequate.


          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 
          affirmed.


          ISSUED:





                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
                                        
                             
    

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