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

          APPEAL OF                                    DOCKET NO.:
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          CB220130HW 


          On August 18, 1988, the above-named petitioner-owner filed a Peti- 
          tion for Administrative Review (PAR) of an order issued on July 15, 
          1988, by the Rent Administrator, concerning the housing accommoda- 
          tion known as 125 Eastern Parkway, Apartment 2-F, Brooklyn, 
          New York, 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 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 owner was providing heat and hot- 
          water services.

          On February 29, 1988, the tenant filed a heat and hot-water 
          complaint alleging that these services were not provided from 
          January 1, 1988 to January 20, 1988. On May 19, 1988, the tenant 
          notified the Rent Administrator that the owner has continued to 
          fail to maintain heat and hot water services. 

          The owner filed an answer to the complaint alleging that a new 
          combination oil and gas boiler was installed and that heat and hot- 
          water services are being provided.

          A Division of Housing and Community Renewal (DHCR) inspection con- 
          ducted on June 24, 1988, revealed that the hot-water was inadequate 
          in the kitchen and bathroom; that the water temperature was 95@ F. 
          and that there was no hot-water from the bath tub.


          On appeal, the petitioner-owner asserted, in pertinent part, that 
          hot and cold water was temporarily interrupted during the last two 
          weeks of June in order to replace cold water storage tanks and that 
          a building notice was appropriately posted.  The owner further 
          alleged that there were no other water problems from this point on.

          The petition was served on the tenant in September, 1988 and on 
          October 12, 1988, the tenant filed an answer to the petition 
          stating that she does not remember any notices being posted by the 
          owner and that she was still having hot-water problems.

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

          Section 2202.16 of the Rent and Eviction Regulations provides that 
          an owner's failure to maintain essential services may result in an 
          order of decrease in maximum rent, in an amount determined by the 
          discretion of the Rent Administrator.  Essential services, as 
          defined by Section 2200.3(b) include heat and hot water.

          Housing Maintenance Code Regulations relating to supply of hot- 
          water provide as follows:

               Section 27-2031 Supply of hot water when required:

                    Except as otherwise provided in this article, 
                    every bath, shower, washbasin and sink in any 
                    dwelling unit in a multiple dwelling . . . . . 
                    shall be supplied at all times (Between the 
                    hours of 6:00 a.m. and midnight) with hot 
                    water at a constant minimum temperature of 
                    120@ F. from a central source constructed in 
                    accordance with provisions of the building 
                    code and the regulations of the department.

          The results of the inspection confirm the tenant's complaint that 
          the owner failed to meet the standard set forth in Section 27-2031
          of the Housing Maintenance Code.

          The owner did not submit any evidence that the hot-water deficien- 
          cies noted on the inspector's report were completed in a  
          workmanlike manner at the time of the DHCR's inspection or at any 
          time prior to the issuance of the Administrator's order.


          The owner had almost five (5) months to correct the problem, but 
          had failed to do so or to provide an acceptable and sufficient 
          alternative in the interim.

          The Commissioner finds that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site physical inspection conducted on June 24, 1988, and that 
          pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Administrator was authorized to reduce the rent upon deter- 
          mining that the owner had failed to maintain services.

          Accordingly, the Commissioner finds, that the owner has offered 
          insufficient reason to disturb the Rent Administrator's deter- 
          mination.  The rent will be restored only when the owner's rent 
          restoration application is filed and granted.

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York City, it is 

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


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name