FL 210036-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.:
                                                  FL 210036-RO

                                                  RENT ADMINISTRATOR'S
              RELIABLE MANAGEMENT CORP./          DOCKET NO.:
               ARBA REALTY ASSOCIATES,            FC 210109-OR

                                                  PREMISES:              
                                                  1233 East 19th Street
                                   PETITIONER     Apt. 3-G, Brooklyn, NY
          ----------------------------------x


           
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner timely refiled a petition for administrative 
          review of an order issued on September 10, 1991, concerning the 
          housing accommodations relating to the above-described docket 
          number.

          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 owner commenced this proceeding on March 11, 1991 by filing an 
          application to restore rent based on the restoration of services 
          for which the rent had been reduced in Docket No. EK 210032-HW.  
          The owner submitted a copy of a piping and heating bill dated 
          February 27, 1991, indicating repairs to correct the inadequate hot 
          water condition.

          In an answer filed on March 27, 1991, the tenant stated in sub- 
          stance that "the hot water has improved but is still at times 
          erratic."

          On June 25, 1991, a physical inspection of the subject apartment 
          was conducted by a Division staff member who reported that the hot 
          water in the kitchen is 115 degrees F and in the bathroom 112 
          degrees F.














          FL 210036-RO



          Based on this inspection, the Administrator determined that the 
          condition of inadequate hot water had not been corrected, and 
          denied the owner's application to restore rent.

          In this petition, the owner states that the tenant has acknowledged 
          improvement of the hot water.  The owner submitted an undated copy 
          of a letter, stating "(h)ere is the note I promised to write the 
          hot water has improved a great deal and I have no complaints so 
          please take off my arrears in my rent bills."

          The tenant did not file an answer to the owner's petition.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, a tenant 
          may apply to the Division for a reduction of the legal regulated 
          rent to the level in effect prior to the most recent guidelines 
          adjustment, and the Division shall so reduce the rent for the 
          period which it is found that the owner has failed to maintain 
          required services.

          Required services are defined in Section 2520.6(r) to include hot 
          water.  Section 27-2031 of the New York City Housing Maintenance 
          Code provides that every bath, shower, washbasin and sink in any 
          dwelling unit in a multiple dwelling . . . shall be supplied at all 
          times (between the hours of 6:00 A.M. and midnight) with hot water 
          at a constant minimum temperature of 120 degrees F from a central 
          source constructed in accordance with provisions of the building 
          code and the regulations of the department.  Section 75 of the 
          Multiple Dwelling Law also reuires that hot and cold water be 
          supplied at all times of the year during all hours.

          Review of the evidence of record shows that the Administrator based 
          his determination on the entire record, including the results of 
          the Division's June 25, 1991 inspection report which revealed that 
          the hot water is inadequate and below the minimum 120 degrees F 
          required by law.  Therefore, the Commissioner finds that the Admin- 
          istrator correctly determined that the owner had failed to restore 
          services for which the rent had been reduced.

          The letter submitted with the petition, purporting to be an 
          acknowledgement by the tenant that the condition has been resolved, 
          does not warrant modification or revocation of the Rent Adminis- 
          trator's order.  Since the letter is undated, it does not establish 
          that the condition was corrected prior to the issuance of the order 
          appealed herein.  The owner is advised to file another restoration 
          application.








          FL 210036-RO


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

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


          ISSUED:





                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy commissioner 











    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name