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

          APPEAL OF                                    DOCKET NO.:
          Dyckman Associates c/o Parkoff Management,

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CD510052HW


          On August 19, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on July 
          14, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 2-12 Seaman Avenue, New York, New York,
          Apt. 4-1, wherein the Administrator determined that a reduction in 
          rent was warranted based upon a reduction in hot-water 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 April 15, 1988, the tenant filed a complaint alleging that the 
          owner was not maintaining hot water services.

          The owner filed an answer to the complaint alleging that the 
          tenant's complaint was not true because hot-water is provided to 
          all tenants.

          A Division of Housing and Community Renewal (DHCR) inspection 
          conducted on June 21, 1988, revealed that the hot-water temperature 


          in the kitchen was inadequate.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          work on the hot water boiler was completed at the time of the 
          inspection and that the inspector erred because only the kitchen 
          hot-water was found to be wanting and that the inspection report 
          failed to specify a specific water temperature.

          The petition was served on the tenant on October 11, 1988 and on 
          October 24, 1988, the tenant filed an answer to the petition 
          stating that hot-water services had not been corrected.

          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.

          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 six a.m. and midnight) 
               with hot water at a constant minimum temperature of 120@ 
               Fahrenheit from a central source constructed in 
               accordance with provisions of the building code and the 
               regulations of the department.

          The inspection report finding inadequate hot water services 
          confirms the tenant's complaint that the owner failed to meet the 
          standard set forth in Section 27-2031 of the Housing Maintenance 

          The owner did not submit any evidence that the deficiencies 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 inspector's report, contrary to the owner's claim on appeal, 
          clearly specified that the kitchen water temperature was 105@F, 
          which fails to meet the requirement of the Housing Maintenance 


          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 21, 1988, 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.

          Accordingly, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the Rent Administrator's 

          The Commissioner notes that the tenant's statement of May 26, 1989, 
          that hot-water in the kitchen was adequate, post-dated the appealed 
          order and was, therefore, not dispositive.

          The Division's records reveal that the owner filed a rent 
          restoration application under Docket No. CH510154OR, which was 

          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.

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

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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