Doc. #CD610208RO
                                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.: CD610208RO

                                            :     
                Jovif Associates,                 RENT ADMINISTRATOR'S
                                            :     DOCKET NO.: CA610086HW


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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 1, 1988, the above-named petitioner-owner filed a petition for 
        administrative review (PAR) of an order issued on March 9, 1988, by the 
        Rent Administrator, concerning the housing accommodation known as 201 
        East Mosholu Parkway North, Bronx, N.Y., apartment 6-C, wherein the 
        Administrator determined that a reduction in rent was warranted based 
        upon a reduction in heat and hot-water services.

        The Rent Administrator also directed full restoration of services.

        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 administrative appeal.

        The issue herein is whether the Rent Administrator properly reduced the 
        rent of the subject apartment.

        On January 19, 1988, the tenant filed a complaint alleging that the 
        owner failed to provide heat and hot-water services.

        The owner filed an answer to the complaint on February 1, 1988, 
        alleging that the tenant's complaints were checked out by the building 
        superintendent but that no heat or hot-water deficiencies were shown.

        A DHCR inspection conducted on February 22, 1988, found that there was 
        inadequate heat and hot-water in the subject apartment.

        On appeal, the petitioner-owner asserted, in pertinent part, that due 
        to plumbing problems in another apartment, there was no heat and hot- 
        water in the subject apartment on the day of the inspection.

        The petition was served on the tenant on June 21, 1988 and on June 26, 
        1988, the tenant filed an answer to the petition stating that the DHCR 
        inspection supported her contention that the owner failed to provide 
        heat and hot-water.

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

        Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a tenant 
        may apply to the Division of Housing and Community Renewal (DHCR) for 






          Doc. #CD610208RO


        a reduction of the legal regulated rent to the level in effect prior to 
        the most recent guidelines adjustment, and the DHCR shall so reduce the 
        rent for the period for which 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.

        The New York City Housing Maintenance Code requires that a temperature 
        of at least 68 degrees be maintained whenever the outside temperature 
        falls below 55 degrees.  The Housing Maintenance Code also requires 
        that hot water be supplied at all times at a constant minimum 
        temperature of 120 degrees.

        The Commissioner finds that the Administrator properly based his 
        determination on the results of an impartial inspection and that 
        pursuant to Section 2523.4(a) of the Code, the Administrator was 
        mandated to reduce the rent upon determining that the owner had failed 
        to maintain services.

        The Commissioner notes that the petitioner's statements at PAR 
        constitute an admission that the conditions that gave rise to the rent 
        reduction were conditions that existed prior to the DHCR inspection.

        Accordingly, the Commissioner finds that the Rent Administrator 
        properly determined that the owner had failed to maintain heat and hot- 
        water services, and correctly reduced the rent of subject 
        accommodation.

        The automatic stay of the retroactive rent abatement that resulted by 
        the filing of this petition is vacated upon issuance of this Order and 
        Opinion.

        Division records show that the owner's application for rent restoration 
        was granted on December 20, 1988, under Docket No. CE610021OR.

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

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


        ISSUED:                                                                
          
                                                                               
                                                 Joseph A. D'Agosta
                                                 Deputy Commissioner