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

          APPEAL OF                                    DOCKET NO.: DG420014RO

                    140 West 4th Street Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CL420099HW



          On July 13, 1989, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on June 9, 1989, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 142 West 4th Street, New York, N.Y., Apt. 12, 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 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 December 28, 1988, the tenant filed a heat and/or hot-water 
          complaint alleging that these services were not provided for 25 
          days during the year 1988.  On April 5, 1989, 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 heat and 
          hot-water services are being provided and that the boiler 
          breakdowns which occurred on February 4, 1989 and February 9, 1989 
          were temporary and quickly repaired.
          A Division of Housing and Community Renewal (DHCR) inspection 
          conducted on May 15, 1989 revealed that the hot-water was 


          inadequate in the kitchen and bathroom; that the water temperature 
          was 95@F; and that heat was not required in the building because 
          the outside temperature was over 68@F.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          hot water was temporarily interrupted on February 4, 1989 and 
          February 9, 1989 and that the problem was corrected shortly 
          thereafter.  The owner further alleged that there were no other 
          water problems from this point on.

          The petition was served on the tenant on October 10, 1989, and on 
          November 7, 1989, the tenant filed an answer to the petition 
          stating 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 
          Rent Administrator.  Essential services, as defined by Section 
          2200.3(b) include heat and hot water.

          Housing Maintenance Code Regulations relating to the supplying 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 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 had more than three (3) months before the inspection to 
          correct the problem referred to in the owner's response and PAR, 
          but had failed to effectively do so.
          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 May 15, 1989, 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 

          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.


                                             LULA M. ANDERSON
                                             Deputy Commissioner  


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