CF610142RT
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CF610142RT

                    Diane Buchanan,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CD610003HW
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On June 28, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on May 
          23, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 201 East Mosholu Parkway North, Bronx, N.Y., 
          Apt. 6-C, wherein the Administrator determined that a reduction in 
          rent was not warranted based upon a reduction in heat and hot-water 
          services.

          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.

          The issue herein is whether the Rent Administrator properly denied 
          the tenant's application for a decrease in rent.

          On April 12, 1988, the tenant filed a complaint alleging that the 
          owner failed to maintain heat and hot-water services.

          The owner failed to file an answer to the complaint.

          A DHCR inspection conducted on May 6, 1988, revealed that heat was 
          not required to be provided at the time of the inspection and that 
          adequate hot-water was being provided.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the inspector erred by determining that her application should be 
          denied merely because the outside temperature was 55 degrees.

          The petition was served on the owner on August 15, 1988.
          After a careful consideration of the entire evidence or record the 
          Commissioner is of the evidence that the administrative appeal 












          CF610142RT

          should be denied.

          Section 2523.4 of the Rent Stabilization Code provides, in 
          pertinent part, that a tenant may apply to the DHCR for 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 Commissioner has considered but rejects the tenant's argument 
          that the Rent Administrator erred by issuing the appealed order of 
          May 23, 1988.

          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.

          In the case at bar, the DHCR inspector determined that hot-water 
          services were adequate and that because of the outside temperature 
          being 56@, the owner was not required to provide heat to the 
          tenant.

          Accordingly, there is no basis for a determination that the owner 
          has failed to maintain required services.

          The Commissioner finds, therefore, that the Administrator properly 
          based his determination on the entire record including the results 
          of the on-site inspection conducted of the subject apartment.

          Division records show that on March 9, 1988, under Docket No. 
          CA610086HW, the Rent Administrator reduced the maximum rent of the 
          subject apartment based on an inspection which confirmed the 
          owner's failure to provide adequate heat and hot water.  That 
          determination, which granted the tenant the relief sought herein, 
          is unaffected by the instant proceeding. 










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

          ORDERED, that this petition be, and the same hereby is, denied, and 






          CF610142RT

          the Administrator's order be, and the same hereby is, affirmed.




            
          ISSUED:





                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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