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.: EA110359RO    
                  
          VIG ASSOCIATES,  
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: DH110020HW          
                              PETITIONER  
                                                   SUBJECT PREMISES:
                                                       43-31 Ithaca St.
                                                       Apt. 404
                                                       Elmhurst, NY
            ----------------------------------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 November 28, 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 tenant  commenced this proceeding on August 22, 1989 by filing 
            a complaint asserting that the owner had failed to maintain adequate 
            hot water services in the subject apartment.

            On September 5, 1989, DHCR mailed a copy of the complaint to the 
            owner.

            The tenant filed another statement dated October 3, 1989, asserting 
            that the hot water services were getting worse due to the reduced 
            water pressure.

            An on-site inspection of the apartment was conducted on November 16, 
            1989 by a DHCR inspector who reported that the hot water temperature 
            was inadequate, i.e. 92@F in the kitchen and the bathroom.

            By an order dated November 28, 1989, the Administrator directed the 
            restoration of services and ordered a reduction of the stabilized 
            rent.

            In its petition for administrative review, the owner contends that 
            during the period commencing November 7, 1989 and completed on 
            November 17, 1989, it installed new heating and hot water systems.
            Attached to the petition were copies of letters by contractors and 
            a letter addressed to DHCR, warning about this "emergency." The 
            owner also submitted copies of alleged return receipts, with dates 
            EA110359RO









            of delivery  subsequent to the inspection and the order's issuance.

            DHCR served a copy of the petition to the tenant.

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

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

            The owner's petition does not establish any basis for modifying or 
            revoking the Administrator's order which determined that the owner 
            was not maintaining required services based on the results of the 
            November 16, 1989 on-site inspection which confirmed the existence 
            of inadequate hot water services, warranting a rent reduction.

            The Commissioner notes that the owner's rent restoration application 
            (EA110138OR) was granted on September 14, 1990.

            The automatic stay of the retroactive rent abatement that resulted 
            by the filing of this petition is vacated upon issuance of this 
            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, and 
            that the Administrator's order be, and the same hereby is, affirmed.






            ISSUED:








                                                                          
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


    

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