ADM. REVIEW DOCKET NO.: GH210198RT


                                  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.:              
                                                 GH210198RT
                                              :  
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:
                                                 EE210188S
                                                 
                                                 

            REJIL SOLIS
                                                    
                                                                             
                                      
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
              REVOKING ADMINISTRATOR'S ORDER AND REMANDING PROCEEDINGS
                              FOR FURTHER CONSIDERATION

               On August 13, 1992, the above-named petitioner-tenant filed a 
          petition for administrative review of an order issued on July 14, 
          1992, by the Rent Administrator, concerning the housing 
          accommodation known as 280 Cooper Street, Apartment 1F, Brooklyn, 
          New York, wherein the Administrator determined the tenant's 
          complaint that the owner failed to provide heat and hot water.

               The Administrator denied the tenant's request for relief and 
          terminated the proceedings based on a finding that the tenant had 
          failed to respond to the Administrator's request to the tenant, 
          dated May 11, 1992 to comment on the owner's answer to the 
          complaint.




















          ADM. REVIEW DOCKET NO.: GH210198RT

               On appeal, the tenant points out that on May 20, 1992 the 
          tenant had, in fact, filed timely comments as requested.  The DHCR 
          received the reply on May 22, 1992, but it did not reach the case 
          docket until after the date of the Administrator's order.

                A copy of the tenant's appeal was served on the owner on 
          October 2, 1992.  The owner responded that the tenant's heat and 
          hot water is provided by a water heater unit under the kitchen 
          sink.

               In the complaint below, the tenant claimed that there were no 
          heaters in the apartment and that the tenant paid the utility bill 
          for a small hot water heater.  The owner responded that the
          "...apartments were rented as self sufficient.  Heat and hot water 
          are not included...".  The owner submitted a document, denominated 
          an attachment to the lease, reflecting similar language.

               The tenant's May 20, 1992 response to the Administrator's 
          request for comments pointed out that his copy of the lease 
          attachment did not contain language to the effect that the 
          apartments were self sufficient and that heat and hot water were 
          not included; that on May 29, 1991 the tenant had won a judgment 
          against the owner for failure to supply heat; and that on November 
          7, 1990 the owner had received a notice of violation for inadequate 
          heat in the apartment.  The tenant submitted copies of these 
          documents in support.  

               The tenant also included a copy of a report of DHCR 
          inspections conducted on April 17 and April 25, 1990 in connection 
          with proceedings per Docket No. EA210144HW.  Therein, the 
          Administrator, based on the inspector's report, found that the  hot 
          water was adequate but that no determination could be made as to 
          the heat complaint because the outside temperature was 55 degrees 
          F..  The Administrator noted that the owner remained obligated to 
          provide and maintain heat in accordance with the City Housing 
          Maintenance Code.  There is no record of an administrative appeal 
          by either party.  Consequently, the determination became final and 
          can no longer be appealed.   

               In light of the irregularity, in that the tenant's answer 
          below was not considered, the Administrator's order is revoked and 
          the proceedings are remanded to the Administrator to process the 
          tenant's complaint of lack of heat and hot water services.  On 
          remand, the Administrator shall also ascertain whether the tenant 
          properly incurs the charges for either or both heat and hot water 
          or whether they are required services the owner must provide to the 
          tenant at no additional cost to the tenant.  



               In addition to the record to date, at the Administrator's 
          discretion, an inspection may be conducted, and the parties may be 






          ADM. REVIEW DOCKET NO.: GH210198RT

          provided the opportunity to submit additional evidence and to 
          comment thereon.  

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

               ORDERED, that the tenant's petition hereby is granted, that 
          the Rent Administrator's order terminating the proceedings is 
          revoked, and that proceedings be reopened and remanded to the 
          Administrator for further consideration.

          ISSUED:





                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    







    

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