CF610176RO

                                  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.:
                                                       CF610176RO
                    Edward Secker,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       CC610031HW
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On June 1, 1988, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on May 6, 1988, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 2315 Walton Avenue, Bronx, New York, Apt. 1-A, wherein the 
          Administrator determined that a reduction in rent was warranted 
          based upon a reduction in services.

          The Rent Administrator also directed full restoration of 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 reduced 
          the rent of the subject apartment.

          On March 17, 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 alleging that the 
          tenant's complaints were checked out by the building superintendent 
          and that a major rehabilitation of the building was about to begin.

          A DHCR inspection conducted on April 21, 1988, found that there was 
          inadequate hot-water in the subject apartment.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the boiler has undergone periodic and timely repairs when needed.













          CF610176RO

          The petition was served on the tenant on August 8, 1988.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          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 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 
          authorized 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 hot-water 
          services, and correctly reduced the rent of the 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.

          Upon a restoration of services, the owner may separately apply for 
          rent restoration.






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






          CF610176RO


          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  






    

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