STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433
          APPEAL OF                                  DOCKET NO.: DA420260RO  
              RAYNES ASSOCIATES, LTD.,                                       
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: CJ420025HW  


          On January 27, 1989, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on     
          January 9, 1989, by the Rent Administrator, concerning the housing 
          accommodations known as 2 Horatio Street, Apt.# 6E, New York, N.Y., 
          wherein the Administrator determined that a reduction in rent was 
          warranted based upon a reduction in heat and hot water 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 Rent Administrator properly reduced 
          the rent of the subject apartment.

          On November 14, 1988, the tenant filed a complaint alleging that 
          the owner was not maintaining heat and hot water services.

          The owner filed an answer to the complaint on November 3, 1988, 
          alleging that the tenant's complaint was not true because boiler 
          repairs were made just as soon as possible after a fire had 
          occurred on May 28, 1988.

          A Division of Housing and Community Renewal (DHCR) inspection 
          revealed that the owner failed to maintain heat and hot-water 
          services in the apartment inspected on December 2, 1988.  More 
          specifically, the inspector found inadequate hot water and only 
          partial heat supply throughout the apartment.   The radiator in the 
          bathroom was cold.


          On appeal, the petitioner-owner asserted, in pertinent part, that 
          it should not be held responsible for an unavoidable casualty which 
          was promptly and properly addressed with the minimum possible 
          inconvenience to the tenant.

          The petition was served on the tenant on February 23, 1989.  In a 
          response dated March 9, 1989, the tenant stated that problems with 
          the heat and hot water continue to exist.

          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 services may result in an order of 
          decrease in maximum rent, in an amount determined by the discretion  
          of the Rent Administrator.

          Housing Maintenance Code regulations relating to supply of heat and 
          hot-water provide as follows:

               Section 27-2028 Minimum temperature to be maintained:

                    a.   During the period from October 1 through May  31, 
                         centrally-supplied heat, in any dwelling in which 
                         such heat is required to be provided shall be 
                         furnished so as to maintain, in every portion of 
                         such dwelling used or occupied for living purposes:

                         1.   Between the hours of 6:00 a.m. and 10:00 p.m., 
                              a temperature of at least 68 degrees     
                              Fahrenheit whenever the outside temperature 
                              falls below 55 degrees; and

                         2.   Between the hours of 10:00 p.m. and 6:00 a.m., 
                              a temperature of at least 55 degrees  
                              Fahrenheit whenever the outside temperature 
                              falls below 40 degrees.

               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 time (between the hours of six a.m, 


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

          A review of the file shows that the fire occurred in the building 
          on May 28, 1988 and that a mobile-temporary boiler was installed 
          shortly thereafter.  This unit was replaced with a higher 
          efficiency model on October 1, 1988 and on December 15, 1988, a 
          permanent boiler was installed.

          However, the tenant alleged and the inspector confirmed that, as of 
          December 2, 1988, the heat and hot water services were either 
          sporadic or non-existent.

          The results of the inspection confirm the tenant's complaint that 
          the owner failed to meet the standard set forth in Section 27-2028 
          and 27-2031 of the Housing and Maintenance Code.

          The owner did not submit any evidence that the heat and hot-water 
          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 owner had more than six (6) months to install a permanent  
          boiler from the time of the fire 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 December 2, 1988, and 
          that pursuant to Section 2202.16 of the Rent and Eviction 
          Regulations, 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 
          determination.  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


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