Docket Number: FE 530226-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


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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: FE 530226-RO 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
              BRADFORD N. SWEET,                 DOCKET NO.: EA 530204-HW
                                      
                                                 SUBJECT PREMISES:
                                                 536 West 111th Street,
                                PETITIONER       New York, NY 10025
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            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  19,  1991,
          concerning t e  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 issue raised by the administrative appeal.

          This proceeding was commenced on  December  24,  1990  by  various
          tenants filing a complaint asserting that the owner had failed  to
          maintain heat and hot water services in the subject premises.

          Although the owner was mailed a copy of the tenant's complaint  on
          January 10, 1991 and requested to respond, the owner failed to  do
          so.

          Thereafter on March 6, 1991, the  subject  housing  accommodations
          was inspected by D.H.C.R. which confirmed that the various tenants 
          who provided access had  inadequate  hot  water,  i.e.  hot  water
          temperatures range from 80oF to 105oF.

          The Administrator directed on April 19, 1991 restoration of  these
          services and further ordered a reduction of the stabilized rent.

          In this petition, the owner contends in substance that it  is  not
          clear  from  the  Administrator's  order  which   apartments   had
          inadequate hot water; that it is unfair for the  Administrator  to
          order a rent reduction for twenty-six  apartments;  and  that  the
          inspector and the results thereof are questionable.

          In reply, various tenants asserted that  the  owner  continues  to
          fail in providing hot water services to their apartments.
          After careful consideration, the Commissioner is  of  the  opinion
          that this petition should be denied.

          The inspection report shows  that  twenty-six  apartments  of  the
          subject premises, where access was provided, have  inadequate  hot






          Docket Number: FE 530226-RO

          water  services.   These  twenty-six,  inspected  apartments  were
          attached to the order appealed from.  Apartments,  wherein  access
          was not provided or windows were "open"  during  inspection,  were
          not included in the Administrator's order.  In addition, the owner 
          does not dispute the existence of inadequate hot water services in 
          the twenty-six apartments.  Furthermore, the tenants'  replies  to
          the  owner's  petition,  unrebutted  by  the  owner,  assert   the
          continued existence of inadequate hot water services.

          Accordingly, the  owner  failed  to  offer  sufficient  reason  to
          disturb the Administrator's order.  

          THEREFORE, in accordance with the Rent  and  Eviction  Regulations
          and the Rent Stabilization Law and Code, 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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