EG 410321-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  EG 410321-RO
                                                  RENT      ADMINISTRATOR'S
                   MARGARET MILLER,          DOCKET NO.: 
                                                  ED 410020-HW
                                                  9 East 67th Street
                                   PETITIONER     Apt. 4-R, New York, NY

          The above-named owner filed a timely petition for  administrative
          review of an order issued 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 the proceeding below by filing  a  complaint
          asserting inter alia that the owner had failed  o  maintain  ade-
          quate hot water in the subject building.

          In her answer, the owner denied the allegations set forth in  the
          tenant's complaint or otherwise asserted that  all  required  re-
          pairs had been or will be completed. 

          Thereafter an inspection of the subject building was conducted by 
          a D.H.C.R. inspector who confirmed that  the  hot  water  was  in
          adequate (bathtub 90 degrees, bathroom sink 91  degrees,  kitchen
          sink 85 degrees).

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the stabilization rent.

          In her petition for administrative review, the owner  states,  in
          substance, that hot water is adequate.

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

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code,

                   "A tenant may apply to the DHCR for a reduc-
                    tion of the legal regulated rent to  the  level
                    in effect prior to the most recent guidelines

          EG 410321-RO
                    adjustment, and the DHCR shall  so  reduce  the
                    rent for the  period  for  which  it  is  found
                    that t e  owner  has  failed  to  maintain  re-
                    quired services."

          Required services are defined in  Section  2520.6(r)  to  include
          heat and hot water.

          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,  1990  and  that
          pursuant to Section 2523.4(a) of the Code, the administrator  was
          mandated to reduce the rent upon determining that the  owner  had
          failed to maintain adequate hot water.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon the restoration of services.

          THEREFORE, in accordance with the provisions of the Rent Stabili 
          zation Law and Code, it is 

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and the Rent Administrator's order be, and the  same  hereby  is,


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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