Docket Number: FF 430560-RT
                                  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.: FF 430560-RT 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
             VARIOUS TENANTS,                    DOCKET NO.: FA 410027-HW

                                                 SUBJECT PREMISES:
                                PETITIONER       30 Horatio Street
          ----------------------------------X    New York, NY 10014     


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                      IN PART, AND REMANDING TO THE ADMINISTRATOR

          Various tenants filed a timely petition for  administrative  review
          of an order issued  on  March  20,  1991,  concerning  the  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 
          issues raised by the administrative appeal.

          This proceeding was originally commenced  on  January  7,  1991  by
          various tenants  filing  a  complaint  that  "(d)uring  the  entire
          heating season there have been constant interruptions in  the  heat
          and hot water provided."

          In its answer filed on January 22, 1991, the  owner  asserted  that
          although a leak in the  boiler  had  occurred  once,  repairs  have
          already been made and  "heat  and  hot  water  services  are  being
          provided" and maintained.

          In a statement filed on January 23, 1991, various tenants  affirmed
          that "the owner has continued to fail to  maintain  heat/hot  water
          services."

          Thereafter on February 14, 1991, the subject premises was inspected 
          by a D.H.C.R. staff who reported that at apartment numbers 3C,  2C,
          3B, 1D, 2A, 3A, 2B and 2D, "(t)enant(s) stated at door heating  and
          hot water was adequate."

          Based on said inspection, the Administrator  denied  on  March  20,
          1991 the tenants' application because "(a)s acknowledged by various 
           tenants in various  apartments,  heat  and  hot  water  are  being
          adequately provided."

          In this petition, the  tenants  asserted  in  substance  that  "the
          inspection was inadequate and misleading" because the building  was






          Docket Number: FF 430560-RT

          without heat and hot water throughout the  winter  and  many  other
          tenants were affected by the order.

          After careful consideration, the Commissioner  is  of  the  opinion
          that the petition should be granted in part  and  remanded  to  the
          Administrator for further processing.

          There is no evidence in the record that the inspector's report  did
          rise to the level  of  objective  findings  based  on  examination,
          observation and  testing  required  to  warrant  dismissal  of  the
          tenants' complaint.  The inspector  stated  that  at  some  of  the
          apartments concerned, "(t)enant(s) stated at door heating  and  hot
          water was adequate."  The report is not based on an inspection, but 
          a summary of the tenants' opinions at that time.

          Accordingly, the Administrator's order is revoked and  remanded  to
          the Administrator for a determination de novo as to the  complaints
          of inadequate heat and hot water. 

          This Order and Opinion is issued without prejudice to the rights of 
          other tenants to file complaints for current reductions of heat and 
          hot water.

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

          ORDERED, that this petition be, and the same hereby is, granted  to
          the extent of revoking the Administrator's order and remanding this 
          proceeding  to  the  Administrator  for   further   processing   in
          accordance with this Order and Opinion.

          ISSUED:



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner


    

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