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

          APPEAL OF                                    DOCKET NO.: CC430402RT

                    Tanya Sternberg,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BL430071HW


          On March 3, 1988, the above-named petitioner-tenant filed a timely 
          petition for administrative review of an order issued on February 
          18, 1988, concerning the housing accommodation known as 150 West 
          80th Street, New York, New York, wherein the Administrator granted 
          in part the tenant's complaint of lack of heat and hot water.

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

          This proceeding, which addressed the tenants' allegation of 
          frequent lack of heat and hot water, was commenced by the filing of 
          a complaint of decrease in services by the petitioner on behalf of 
          various tenants.

          Thereafter, an inspection of the individual apartments to which 
          access was gained, confirmed the complained of condition as to some 
          of the units.  The Administrator's order granted rent reductions to 
          those tenants where inspection disclosed inadequate heat and/or hot 
          water and denied the applications of those tenants where heat 
          and/or hot water were determined to be adequate.  The tenants whose 
          apartments could not be inspected were denied rent reductions.

          In the PAR, the tenant representative states that the inspection of 
          individual apartments was made without notice, that tenants who 
          were not at home were denied rent reductions while those who were 
          at home were granted rent reductions, that the complaint below was 
          of inconsistent heat and hot water and not lack of heat and hot 
          water and that the condition cannot be disclosed by a single 
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted in part and the proceeding 


          remanded to the Administrator for further processing.

          The report of the inspection dated January 20, 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 
          inspection report indicates that access to seven apartments could 
          not be achieved.  Two other apartments were found to have 
          inadequate heat or hot water, and an additional four apartments 
          were found to have adequate heat and hot water.  The Commissioner 
          finds that it was proper for the Administrator to rely on the 
          report of inspection in determining the outcome in this case with 
          respect to those apartments as to which access was obtained.  
          However, the Administrator erred in denying the complaints of the 
          tenants where access to the individual apartments could not be 
          obtained.  The record reflects that this inspection was conducted 
          without notice to the tenants.  Therefore, the lack of access 
          cannot serve to deny the complaints of the tenants who were never 
          notified of the Division's intention to conduct individual 
          apartment inspections.

          Lastly, the Division's procedures do not make provision for 
          multiple inspections in order to determine whether there has been 
          a decrease in apartment services.

          THEREFORE, in accordance with the City Rent Law, the Rent and 
          Eviction Regulations, and the Rent Stabilization Law and Code, 
          it is

          ORDERED, that this petition be, and the same hereby is, granted in 
          part, and that the Administrator's order be, and the same hereby 
          is, revoked, and the proceeding is remanded to the Administrator 
          for further processing. 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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