GF210224RO

                                  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.: GF210224RO
                                                  
          M LOB                                   RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: GA210129HW
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On June 16, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 15, 1992. The order concerned housing 
          accommodations known as Apt A3 located at 1011 45th Street, 
          Brooklyn, N.Y.  The Administrator ordered a rent reduction for 
          failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on January 24, 1992 by 
          filing a complaint alleging that the owner failed to provide her 
          with adequate heat and hot water.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on February 
          12, 1992 and stated that it was providing adequate heat and hot 
          water.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on April 16 and April 17, 
          1992 and revealed that the hot water temperature in the kitchen and 
          bathroom were 100 degrees.  The inspector also reported that the 
          inside temperature in the apartment was 74 degrees.

               The Administrator issued the order here under review on May 
          15, 1992 and ordered a rent reduction of an amount equal to the 
          most recent guideline adjustment based on the inspector's report of 
          inadequate hot water temperature.

               On appeal the owner states that the inspector made a mistake 












          GF210224RO

          in reading the hot water temperature.  The petition was served on 
          the tenant on December 4, 1992.   

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner notes that the inspection was conducted in 
          response to the tenant's complaint, and the report was prepared by 
          a rent agency employee who is not a party to the proceeding nor an 
          adversary.  The Commissioner is of the opinion that it was 
          appropriate for the Administrator to rely on the results of the 
          inspection as they relate to the proceeding; in determining the 
          outcome of this case.  Accordingly, the report of the inspection, 
          placed in the record for consideration by the Administrator was 
          properly accorded substantial weight and the results of that 
          inspection which have been previously set out in this order and 
          opinion support a finding of inadequate hot water.

               Pursuant to Section 2523.4 of the Rent Stabilization Code a 
          tenant may apply to the DHCR for a rent reduction based on the 
          failure to maintain services and the Administrator shall reduce the 
          rent based on a finding of failure to maintain required services.  
          Pursuant to the Code, the owner is required to provide adequate 
          heat and hot water.  The Commissioner finds that the Administrator 
          based this determination on the entire record including the results 
          of the on-site physical inspection described above.  The order here 
          under review was issued correctly and must be affirmed.

               The Commissioner notes that the owner has filed for rent 
          restoration and that this application is currently pending before 
          the DHCR (Docket No. GG210150OR).

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is 

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

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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