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.:DG410040RO     
                                                        
          JNPJC Brusco Associates c/o
          Kucker, Kraus and Bruh,                  RENT ADMINISTRATOR'S
                                                   DOCKET NO.:CH430153OR     
                                                       
                                                   SUBJECT PREMISES:
                                                      203 West 85th Street
                                                      Apt. 45
                                                      New York, NY    
                                PETITIONER     
          -----------------------------------X                           
              
               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on June 9, 1989 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 owner commenced this proceeding on August 12, 1988 by filing an 
            application to restore rent based on an Owner's Compliance Statement 
            that services, in particular hot water,  were restored in Apts. 5, 
            32 and 45.

            DHCR mailed copies of the application to the tenants. The tenant in 
            Apt. 5 filed an answer on October 30, 1988, stating that hot water 
            services broke down twice within the last ten (10) days.

            Physical inspections of the subject apartments were conducted by a 
            DHCR staff member who reported the following:

                 (1) Apt. 5 - sufficient hot water at 120@F on both March       
                     20 and 21, 1989;
                 (2) Apt. 32 - no access on both preceding days; and
                 (3) Apt. 45 - no heat and no hot water on March 21, 1989.
             
            By an order dated June 9, 1989, the Administrator granted the 
            owner's application as to Apt. 5 and denied the application as to 
            Apt. 45.

            In this petition, the owner contends in substance that the 
            Administrator relied upon a subjective determination of whether hot 
            water was being provided; and that it is impossible to find Apt. 5 
            with adequate hot water and no heat/no hot water in Apt.45 when both 
            apartments are in the same vertical line.
            DG410040RO







            DHCR mailed a copy of the petition to the tenant in Apt.45.

            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.

            Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
            the Administrator may impose a rent reduction when there has been a 
            reduction in services. The owner's petition does not establish any 
            basis to modify or revoke the Administrator's determination based on 
            the inspection which indicated no heat and no hot water on March 21, 
            1989 in Apt.45.

            The Commissioner notes that the Administrator relied upon the 
            unbiased observations of the inspector who has no stake and interest 
            in the outcome of the proceedings except to confirm that heat/hot 
            water services are being provided according to law, in this 
            instance, at least 120@ F for adequate hot water.

            The allegation that it is impossible to find different conditions of 
            heat/hot water services in apartments of the same vertical line is 
            a vague, theoretical, unmeritorious generalization. This bare 
            assertion fails to rebut the actual observations of an impartial 
            witness in the person of the DHCR inspector who reported no heat/no 
            hot water on March 21, 1989 in Apt.45.

            The Commissioner notes that the owner's rent restoration application 
            (DG430187OR) was denied on March 5, 1990.

            THEREFORE, in accordance with the Rent and Eviction Regulations and 
            Operational Bulletin 84-1, it is

            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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