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

          APPEAL OF                              DOCKET NOS.:                
                                                 FI 510200 RO
                                                 EB 510260 RO 
                                                 DISTRICT RENT               
                                                 ADMINISTRATOR'S DOCKET      
                                                 NOS.: FF 510038 OR
                JOVA MANAGEMENT,                       DB 510231 S           
                                                 SUBJECT PREMISES:
                                                 86 Wadsworth Ave.,
                                                 Apt. No. B-2 
                                                 New York, N.Y. 
                              PETITIONER      : 

                               PROCEEDING FI 510200 RO

               The Commissioner has consolidated these petitions as they 
          involve common questions of law and fact.

               On February 26, 1990, the above-named owner filed a petition 
          for administrative review of an order issued on January 26, 1990 
          wherein the Rent Administrator ordered a rent reduction based on a 
          finding that the owner had failed to repair or maintain certain 

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issues raised in the petition. 

               The tenant commenced this proceeding on February 13, 1989 by 
          filing a complaint in which he alleged that the kitchen facilities 
          are inadequate, ventilation is poor, and the temperature is 
          uncomfortable because of exposed heating pipes.

               In answer to the complaint, the owner stated that ventilation 
          in the apartment is good, heating is adequate and the pipes are 
          properly covered, and the kitchen is not defective.

          ADM. REVIEW DOCKET NO.: FI 510200 RO

               A physical inspection of the apartment on January 10, 1990 
          revealed that ventilation consists of four windows, that the 
          kitchen has all necessary facilities and that the tenant would like 
          to have the heating pipes insulated because they sweat and get too 

               Based on the inspection report, the Administrator issued the 
          order appealed herein on January 26, 1990 ordering a rent reduction 
          citing the fact that the heating pipes are not insulated as a 
          condition requiring repair.

               In the petition for administrative review, the owner asserts 
          that the pipes were insulated on January 9, 1990.

               After careful consideration of the evidence of record, the 
          Commissioner is of the opinion that the owner's petition for review 
          of the rent reduction order should be granted, the order should be 
          revoked, and the petition for review of the denial of the rent 
          restoration application should be terminated.  

               Section 2523.4 of the Rent Stabilization Code requires the 
          Division to order a rent reduction when it is found that the owner 
          has failed to maintain required services.  Required services are 
          defined in Section 2520.6(r) as that space and those services which 
          the owner was required to maintain on the applicable base date, and 
          any additional space or services provided or required to be 
          provided thereafter by applicable law.

               In the instant case, there is no basis for the finding that 
          uninsulated heating pipes constitute a failure to maintain 
          services.  The tenant merely alleged an uncomfortable temperature 
          due to exposed heating pipes.  The inspector reported that the 
          tenant wanted the pipes insulated but noted no defect in the 
          temperature of the apartment or in the pipes themselves.  It is 
          also evident that the pipes never were insulated. 

               Accordingly, the Commissioner finds that the owner's petition 
          against the rent reduction order (EB 510260 RO) should be granted 
          and that order (DB 510231 S) should be revoked.  

               Since by the issuance of this order and opinion the rent 
          reduction is revoked, rent restoration proceeding FF 510038 OR is 
          of no legal effect and the administrative review proceeding FI 
          510200 RO (owner's petition against the order denying rent 
          restoration) should be terminated since the issues raised in that 
          proceeding are moot. 

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

          ADM. REVIEW DOCKET NO.: FI 510200 RO

               ORDERED, that the petition (EB 510260 RO) against the rent 
          reduction be, and the same hereby is, granted, and that the 
          Administrator's rent reduction order be, and the same hereby is, 
          revoked, and it is further

               ORDERED, that administrative review proceeding FI 510200 RO 
          be, and the same hereby is, terminated.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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