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

          APPEAL OF                                    DOCKET NO.: 

                JUDE & FLORENCE FOSTER,    
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          DI220017HW


          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on December 7, 1989, concerning the 
          housing accommodations known as 913 St. Marks Avenue, Brooklyn, 
          New York, Apartment 3, 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 owner had failed to provide adequate heat and 
          hot water consistently.

          In an answer, the owner denied the allegations set forth in the 
          complaint, and asserted that the boiler setting was maintained 
          above the legal minimum and that no other tenants complained of 
          decreased services.

          Thereafter, the Division of Housing and Community Renewal (DHCR) 
          conducted an inspection of the subject apartment.  The DHCR 
          inspector observed that adequate heat was provided and that the hot 
          water was adequate in the kitchen, but that the bathroom hot water 
          temperature was inadequate.


          The Rent Administrator directed the owner to restore the service 
          and further, ordered a rent reduction for this rent controlled 

          In this petition for administrative review, the owner, in sub- 
          stance, asserts that the heat and hot water are provided by the 
          same equipment, and argues that it is not possible to find adequate 
          heat and adequate hot water in the kitchen fixture, but inadequate 
          hot water in the bathroom fixtures.  The owner also points to a 
          prior order wherein the Rent Administrator denied a prior applica- 
          tion setting forth the same complaint.

          The tenant filed an answer, concurring with the findings below, and 
          pointing out that it is the owner's responsibility to correct the 
          problems causing the condition found below.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the DHCR may order a rent reduction where it is found that the 
          owner has failed to maintain essential services, which include but 
          are not limited to heat and hot water.

          The owner's bare assertion on appeal that the conditions found 
          could not exist is not a sufficient basis for modifying or revoking 
          the Rent Administrator's order which determined that the owner was 
          not maintaining an essential service.  The Rent Administrator's 
          order was based on the report of an inspection by a DHCR staff 
          inspector who was not a party to the proceeding and not an ad- 
          versary to the owner.  The inspection report was properly included 
          in the record and which was entitled to, and afforded, substantial 

          The fact that a prior application setting forth the same complaint 
          was denied did not preclude a subsequent finding of reduced ser- 
          vices and is not inconsistent with the tenant's complaint that the 
          hot water service provided was sporadic and intermittent.

          Division records also indicate that the Rent Administrator issued 
          an order on February 21, 1992, granting the owner's rent 
          restoration application under Docket No. EE220016OR.


          THEREFORE, in accordance with the New York City Rent and Eviction 
          Regulations, 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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