DJ 130015 RO

                                  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.: DJ 130015 RO

               D.S. Bagga                      DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: CJ 130057 B

                                               PREMISES: 85-31 120th Street
                                                         #5A
                                   PETITIONER            Queens, New York
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for  administrative
          review of an order issued concerning the  housing  accommodations
          relating to the above described docket number.

          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 petition.

          The tenant commenced the proceeding below by filing  a  complaint
          asserting that the owner had failed to maintain certain  services
          on the subject premises.  Amongst the complained  of  conditions:
          inadequate janitorial service  and  severe  fluctuations  in  the
          water temperature due to inadequate water pressure.

          In  his  answer,  the  owner  stated,  in  pertinent  part,  that
          janitorial services were being provided and that a new boiler had 
          been recently installed.  The owner goes on  to  state  that  the
          superintendent would be  directed  to  investigate  the  tenant's
          complaint regarding the water temperature and pressure, and  that
          this tenant was the only one to make this kind of complaint.

          Thereafter,  two  inspections  of  the  subject   premises   were
          conducted by  a  D.H.C.R.  inspector  who  found  the  hot  water
          temperature and janitorial services to be inadequate.

          In his petition for administrative review, the  owner  states  in
          substance, that the DHCR never informed him that  the  hot  water
          temperature was inadequate.

          The Commissioner is of the opinion that the  petition  should  be
          denied.

          A review of the record below discloses that the  owner  responded
          to the tenant's allegation regarding the water temperature in his 
          answer to the tenant's complaint.   Given  this  fact,  and  that
          results of the physical inspections, the Commissioner finds  that
          the order reducing the rent was  warranted,  and  this  order  is
          issued without prejudice to the owner  filing  a  restoration  of






          DJ 130015 RO
          services application.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, the Emergency Tenant Protection Act of 1974  and  the  Rent
          and Evictions Regulations, it is

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

          ISSUED:

                                                                           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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