Docket Number: FE 210290-RO
                                 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.: FE 210290-RO 
                                            :  
                                               DISTRICT RENT ADMINISTRATOR'S
          LENOX EQUITIES/LAZAR HAGER,       :  DOCKET NO.: FC 210009-HW

                                            :  SUBJECT PREMISES:
                                                1107  Lenox   Rd.,   Apt.   No.   7A,
                              PETITIONER    :   Brooklyn, NY 11212 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 22, 1991, the above-named owner filed a timely  petition  for
        administrative  review  of  an  order  issued  on  April  30,  1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 2520.6(r) and 2523.4 of the Rent Stabilization Code.

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

        This proceeding was commenced on  March  4,  1991  when  the  tenant
        filed a complaint asserting that the owner had  failed  to  maintain
        certain services in the subject apartment.

        Although properly notified to do so on March  11,  1991,  the  owner
        failed to respond to the tenant's complaint.

        Thereafter on April 4, 1991, an inspection of the subject  apartment
        was conducted by a D.H.C.R. inspector who confirmed the existence of 
        defective conditions, namely hot water below "the  constant  minimum
        of 120oF temperature" as required by law.

        The Administrator directed on April 30, 1991  restoration  of  these
        services and further ordered a reduction of the stabilized rent.

        In this petition, the owner contends in substance that to maintain a 
        120oF temperature is "beyond our control" and  does  not  warrant  a
        rent reduction.

        After careful consideration, the Commissioner is of the opinion that 
        this petition should be denied.
        Section 27-2031 of the Housing Maintenance Code requires that:

             Except as otherwise provided in this article,  every  bath,
             shower, washbasin and  sink  in  any  dwelling  unit  in  a
             multiple dwelling......... shall be supplied  at  all  time
             (between the hours of  six  a.m.  and  midnight)  with  hot






          Docket Number: FE 210290-RO

             water at a constant  minimum  temperature  of  120  degrees
             Fahrenheit from a central source constructed in  accordance
             with provisions of the building code  and  the  regulations
             in the department.


        The owner was  duly  informed  of  said  provision  of  the  law  in
        connection with the tenant's complaint one  month  prior  to  inspec
        tion, but the owner failed  to  act  on  the  matter.   Despite  the
        owner's assertions, inspection  did  disclose  a  violation  of  the
        above-stated law and a finding  of  decreased  services,  warranting
        rent reduction.  The owner's contention that maintaining the  lawful
        water temperature is beyond its control is without merit.

        THEREFORE, in accordance with the Rent and Eviction Regulations,  it
        is

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

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner


    

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