ADM. APPEAL DOCKET NO. FJ - 430501 - 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  SJR # 6375
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE APPEAL
          APPEALS OF                             DOCKET NO.:               
                                                 FJ - 430501 - RT 
             
                                              :
                                                 DRO ORDER NO.:           
                                                 FF 430036 - HW             
          VARIOUS TENANTS OF             
          325 WEST 45TH STREET                                   
          NEW YORK, NEW YORK                                        

                              PETITIONERS     : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW


               On October  25,  1991,  the  above-named  petitioner-tenants
          filed Administrative Appeals against orders issued  on  September
          30, 1991, by the District Rent Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the housing  accommodations
          known as 325 West  45th  Street,  New  York,  New  York,  various
          apartments.

               Subsequent thereto, the petitioner filed a petition  in  the
          Supreme Court pursuant to Article 78 of the  Civil  Practice  Law
          and Rules requesting  that  the  Court  direct  the  Division  to
          expeditiously  issue  a   determination   of   the   petitioner's
          administrative appeal. 

               The issue herein is whether the District Rent  Administrator
          properly denied the tenants' complaints of inadequate heat and/or 
          hot water.

               The District Rent Administrator's orders,  appealed  herein,
          denied the tenants' complaints and determined that:  







                    "The   tenant   failed    to    provide    access    to
                    the subject apartment for the purpose of
                    physical inspection by this office on 
                    August 21, 1991 and August 22, 1991.

                    "The tenant filed a complaint of 
                    inadequate heat service.  However,
                    the heating season is from October     






          ADM. APPEAL DOCKET NO. FJ - 430501 - RT
                    1st to May 31st.  Therefore, heat is
                    not required at this time.  The owner
                    remains obligated to provide and 
                    maintain heat in accordance with the
                    New York City Housing Maintenance Code."

               On appeal, the petitioner-tenants alleged, inter alia,  that
          they did not receive actual notice  of  the  inspection;  that  a
          number of complained-of conditions do not require access and that 
          it would be appropriate for the DHCR to wait  until  the  heating
          season (October 1) to determine heating conditions in the subject 
          apartments.   

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

               A review of the file reveals that the subject tenants  filed
          a building-wide service complaint, on June 12, 1991,  covering  a
          medley of service complaints and a heat and hot water complaint.

               The general services complaint was  assigned  docket  number
          FF-530071-B which is pending and the heat and hot-water complaint 
          was separately assigned docket number FF 430036 - HW.

               It is evident from the record that on  July  15,  1991,  the
          District Rent Administrator required that the Standard Inspection 
          Notice  be  sent  to  the  subject  tenants  and  that,  properly
          addressed, separate  notices  were  respectively  mailed  to  the
          tenants on August 12, 1991 and second notices were served on  the
          tenants on August 21, 1991.

               An examination of the inspection notices shows clearly  that
          the inspection was called to determine the hot water issue  only.
          Therefore, the petitioners' claim on appeal  that  the  DHCR  was
          obliged to wait  until  the  heating  season  to  determine  that
          particular issue is without basis.    





               Moreover, petitioners' claim that a number of  complained-of
          conditions do not require  access  also  must  fail  because  the
          proposed inspection was addressed to hot  water  conditions  only
          and access is, therefore, necessary.

               The Commissioner finds, therefore,  that  the  tenants  were
          properly served with two separate  inspection  notices  and  that
          they were given adequate opportunity to provide access  to  their
          apartments to the DHCR inspector; but had failed to do so.

               The  Commissioner  further  finds  that  the  District  Rent
          Administrator properly based  his  determination  on  the  entire
          record and properly denied the tenants' complaints.
               
               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, it is







          ADM. APPEAL DOCKET NO. FJ - 430501 - RT
               ORDERED, that the petitions be,  and  the  same  hereby  are
          denied, and the same hereby are affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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