FF 110064-OR

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

          APPEAL OF                               DOCKET NO.:   
                                                  FF 110064-RO             
                 RIDGE DEVELOPMENT, INC.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER     FA 110182-HW        


          On June  4,  1991,  the  above-named  petitioner-owner  filed  an
          Administrative Appeal against an order issued on April 30,  1991,
          by the District Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known as 
          44-37 Douglaston Parkway, Douglaston, New York, Apartment C2RT.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly reduced the maximum rent of the subject apartment  based
          upon a reduction in heat and hot water services.

          The District Rent Administrator's order, appealed herein, reduced 
          the maximum rent to the level in effect prior to  the  last  rent
          guideline increase based upon the owner's failure to provide heat 
          and hot water services to the subject apartment.

          On appeal, the petitioner-owner alleged that it h d  always  pro-
          vided heat and hot water services to the subject apartment;  that
          the tenant's complaint did not  actually  address  a  failure  to
          provide heat and hot water; that  the  Division  of  Housing  and
          Community Renewal (DHCR) mistakenly docket d  the  tenant's  com-
          plaint as a heat and hot water complaint;  that  it  replaced  an
          antiquated boiler with individual sub-metered gas  heat  service;
          and that it was compensating the tenant for all charges resulting 
          out of the conversion pending approval of its application for the 
          conversion to sub-metering.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          should be granted.  

          A review of the  record  shows  that  the  tenant's  decrease  in
          service complaint, filed on January 7, 1991, did not delineate  a
          reduction in heat and hot-water services;  but  rather  addressed
          itself  to  the  concomitant  increase  in  Con-Edison   charges,
          resulting from the owner s  conversion  of  the  boiler  to  sub-

          FF 110064-OR
          metered gas heat service in the subject apartment.

          Moreover, the tenant's answer to the petition, filed on July  16,
          1991, clearly states that heat and hot water services  were  pro-
          vided by the owner.  

          The Commissioner finds that the District Rent Administrator erred 
          when it processed the instant case as a service reduction matter. 
          By tenant's admission, the owner has consistently  supplied  heat
          and hot water services to the subject  apartment.   The  District
          Rent Administrator's order should therefore be revoked.

          It appears from the record that matters relating to  the  conver-
          sion to sub-metering will be addressed in a separate proceeding.

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

          ORDERED, that this petition be, and the same hereby  is,  granted
          and that the order of the District Rent Administrator be, and the 
          same hereby is, revoked.  The tenant may pay any arrears  arising
          as a result of this Order and  Opinion  in  three  equal  monthly


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner

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