DH110405RO


                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: DH110405RO

                    Kreisel Company, Inc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DE110398S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW,
                AND AFFIRMING RENT ADMINISTRATOR'S ORDER, AS MODIFIED

          The above-named owner filed a timely petition for administrative 
          review of an order issued on July 12, 1989, concerning the housing 
          accommodations known as 215-30 47th Avenue, Apartment 1E, Queens, 
          New York, wherein the Rent Administrator determined the tenant's 
          complaint of decreased 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 petition.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the shower water temperature fluctuated if a toilet 
          was flushed and that there were backups in the kitchen and bathtub 
          drains.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that required repairs had been 
          completed.

          Thereafter, an inspection of the subject apartment was conducted by 
          a DHCR inspector who confirmed that the shower water temperature 
          did fluctuate momentarily, for a few seconds, between 110@F and 
          118@F when the tenant in the apartment above turned on her shower.  
          Other services decreases were found to have been corrected.  Based 
          on the inspector's report, the Rent Administrator found that the 
          shower water temperature was inadequate, directed the owner to 
          restore the service and further, ordered a reduction of the 
          stabilization rent.












          DH110405RO

          In the petition for administrative review, the owner requests that 
          the order be reversed.  The owner argues that the fact that the 
          order did not set forth the shower hot water temperature measured 
          at the time of inspection, deprived the owner of the opportunity to 
          address the issue in the petition and to rectify the condition.  
          The owner also alleges that the condition was the result of a 
          temporary disruption of services at the time of inspection due to 
          work related to the installation of a new boiler.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied as more fully set forth below.

          Pursuant to Section 2523.4 of the Rent Stabilization Law and Code, 
          DHCR is required to order a rent reduction, upon application by a 
          tenant, where it is found that the owner has failed to maintain 
          required services.

          The Rent Administrator's order cited inadequate hot water as the 
          predicate for the rent reduction in the proceedings below.  The 
          DHCR inspector confirmed the tenant's complaint of periodic, 
          momentary shower water temperature fluctuation.  The Rent 
          Administrator's order is amended to concur with the inspector's 
          observations, cited above.  The conditions found warranted the rent 
          reduction granted.  However, the record was insufficient to support 
          the Rent Administrator's finding that the hot water temperature was 
          inadequate.  

          The owner's petition does not establish any further basis for 
          modifying or revoking the Rent Administrator's order.  The owner's 
          suggestion that an alleged lack of specificity in the Rent 
          Administrator's order deprived the owner of rights is without 
          merit.  Service of the tenants' complaint afforded the owner the 
          due process notice the owner was entitled to.  Moreover, the 
          records were available to the owner for examination after the Rent 
          Administrator issued the determination by filing a FOIL (Freedom of 
          information Law) Application.
           
          The owner's claim on appeal that boiler repairs occurring at the 
          time of inspection may have affected services is beyond the scope 
          of review, since administrative review is limited to issues and 
          evidence presented to the Rent Administrator for consideration.  
          Moreover, in light of the fact that the hot water was provided at 
          the time of inspection, albeit inadequately, the owner's claim of 
          services interruptions due to boiler repairs fails to explain the 
          fluctuation condition observed.

          Records also show that the Rent Administrator issued an order on 
          October 15, 1993 (GC110112OR) restoring the rent.


          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 






          DH110405RO

          order and opinion.

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

          ORDERED, that this petition be, and the same hereby is, denied.  
          The Rent Administrator's order is modified to reflect that a rent 
          reduction was warranted based on the shower water temperature 
          fluctuation conditions.  In all other respects, the Rent 
          Administrator's order is affirmed.


                 
          ISSUED:




                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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