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 
          APPEAL OF                               ADMINISTRATIVE REVIEW
                                                  DOCKET NOS: EI410238RO
                    Rosalind    H.    Sherry               D.R.O.    DOCKET
                                                  NO: EG410023HW


                                   PETITIONERS
          --------------------------------------x
           
          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On September 24, 1990 the above-named petitioner filed a Petition 
          for Administrative Review against an order  issued  on  September
          12, 1990 by the Rent Administrator of the Gertz  Plaza,  Jamaica,
          District Rent Office concerning the housing accommodations  known
          as 1123 First Avenue, Apt. 5D, New York, N.Y.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of 9NYCRR 2523.4

          The issue herein is whether there  was  a  decrease  in  services
          warranting reduction of the legal regulated rent. 

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the administrative appeal.

          On July 17, 1991 the tenant filed  a  complaint  of  decrease  in
          services, alleging among  other  conditions  complained  of,  the
          following: lack of hot water .  

          The owner did not interpose an answer to tenant's complaint.

          On August 16, 1990, a physical inspection of the subject  housing
          accommodation was conducted by the DHCR.  The inspector's report, 
          confirmed existence of the lack of hot water.

          On September 12, 1990, the Rent  Administrator  issued  an  order
          based on the report of  the  physical  inspection,  reducing  the
          No. EI410238RO                - 2 -

          legal regulated  rent  by  the  percentage  of  the  most  recent
          guidelines adjustment for  the  tenant's  lease  which  commenced
          before August 1, 1990, the  effective  date  of  the  order,  and
          directing the owner to refund to the tenant all amounts collected 






          in  excess  of  the  reducing  rent  since  the  above  mentioned
          effective date.

          In its petition, the owner contends that repairs have been  made,
          and that another order reducing rent  was  currently  outstanding
          against the owner.

          The Commissioner is of the opinion that this petition  should  be
          denied.

          The instant order limits its scope to findings of  reductions  of
          heat and hot water, while the outstanding Order  referred  to  by
          the owner (DH410307S) found other more varied service  reductions
          at the subject premises.  The Commissioner feels  that  the  rent
          for the subject premises can only be restored if the DHCR  issues
          orders finding all  services  found  to  be  deficient  (by  both
          orders) to be restored.

          This order is issued without prejudice to the  owner's  right  to
          file the appropriate application for restoration of the rent,  if
          the facts so warrant.

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

          ORDERED, that this petition for administrative review be, and the 
          same  hereby  is,  denied,  and,  that  the  order  of  the  Rent
          Administrator be and the same hereby is, affirmed.

          ISSUED:



           
                                             ELLIOT SANDER
                                             Deputy Commissioner
    

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