ADM. REVIEW DOCKET NO.: FJ 110139 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.:               
                                                 FJ 110139 RO     
                                              :
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:              
                                                 RG 110024 HW
               ARJAN MIRCHANDANI                  
                                                 PREMISES: 87-50 Kingston    
                                                 Place, Apt. No. 6K,
                              PETITIONER      :  Jamaica, NY
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named petitioner filed a timely Petition for 
          Administrative Review of an order issued on September 5, 1991, 
          concerning the housing accommodations relating to the above- 
          described docket numbers.

               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 by the petition.  

               The tenant commenced this proceeding on June 27, 1991 by 
          filing a complaint asserting that hot water services are inadequate 
          in the subject apartment.

               On July 18, 1991, a copy of the tenant's complaint was 
          mailed to the owner.  The Administrator's file contains no owner's 
          answer.

               The tenant filed an affirmation on July 23, 1991 that the 
          owner had continued to fail to maintain hot water services.

               Thereafter, a physical inspection of the subject apartment was 
          conducted on August 23, 1991 by a DHCR staff member who reported 
          that the hot water temperature in the bathroom was 94 degrees F 
          which is below the required level of 120 degrees F according to the 
          New York City Housing Maintenance Code; and that the hot water 
          temperature in the kitchen was 120 degrees F.














          ADM. REVIEW DOCKET NO.: FJ 110139 RO

               The Administrator directed the restoration of services and 
          further ordered a reduction of the stabilized rent.

               In the Petition for Administrative Review, the owner contends 
          that the inadequate hot water services arise from "a major problem 
          with the boiler" which "was looked into immediately and repaired."

               In answer, the tenant states that "we are still facing the 
          heating problem in the building; and that "the boiler is still in 
          bad shape, not working properly."

               After careful consideration, the Commissioner is of the 
          opinion that this petition should be denied.

               The owner's petition does not make clear whether it is his 
          contention that repairs had been done before the apartment was 
          inspected or the order was issued, or whether the contention is 
          that repairs were made following the issuance of the 
          Administrator's order.  If it is the former, then the owner's 
          allegation is belied by the report of the agency inspector and the 
          tenant's affirmation of continuing inadequate hot water services.  
          If it is the latter, then the Rent Administrator's order reducing 
          the rent was nevertheless correct when issued.   

               It is noted that the tenant further contested the owner's 
          petition by alleging the continued existence of defective 
          conditions.

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

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

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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