ADM. REVIEW DOCKET NO.: FJ 110140 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 110140 RO     
                                              :
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:              
                                                 FG 110030 HW
               ARJAN MIRCHANDANI,                
                                                 PREMISES: 87-50 Kingston    
                                                 Place, Apt. No. 6F,
                              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 19, 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 29, 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.

               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 105.1 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 108.1 degrees F, also below what is 
          legally adequate.

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














          ADM. REVIEW DOCKET NO.: FJ 110140 RO

               In this petition, the owner contends that the inadequate hot  
          water services arise from "a major problem with the boiler" which 
          "was repaired prior to the issuance of the rent reduction order".
          The petition provided no verification of this contention.

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

               Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          order a rent reduction, upon application by a tenant, based on a 
          finding that the owner has failed to maintain required services.  
          Required services are defined by Section 2520.6(r) to include heat 
          and hot water.      

               In the instant case, a physical inspection on August 23, 1991 
          confirmed the existence of inadequate hot water and, based on this 
          finding, the rent reduction ordered by the Administrator was 
          warranted.  The owner failed to answer the complaint and the 
          unsubstantiated claim of repairs made prior to the issuance of the 
          order are beyond the scope of review of this administrative appeal 
          which is limited, pursuant to Section 2529.6, to a review of facts 
          or evidence before the Administrator.  

               The owner is advised to file a rent restoration application 
          when adequate hot water services have been restored.

               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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