GI410256RT
                                  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.: GI410256RT 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: GB410129HW       
            David M. Glasser            
                                                
                                  PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW     
                          

               On July 31, 1992, the above-named petitioner-tenant timely 
          refiled a petition for administrative review of an order issued on 
          July 28, 1992, by the Rent Administrator, concerning the housing 
          accommodation known as 206 Avenue A, New York, N.Y., Apt. 4-A, 
          wherein the Administrator determined that the applications filed by 
          several tenants in the subject building for a decrease in rent 
          based upon the owner's failure to provide heat and hot water should 
          be denied based upon the tenants' refusal to provide access to DHCR 
          inspectors during an unannounced inspection on May 13, 1992.

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issue by the administrative appeal.

               The issue herein is whether the Rent Administrator properly 
          denied the tenants' applications for a decrease in rent.

               On appeal, the one petitioner-tenant states, among other 
          things, that the Rent Administrator erred in issuing the appealed 
          order because the inspector never contacted him.  He also alleges 
          that the sporadic nature of the heat and hot water in the subject 
          building was established in separate proceedings before the Housing 
          Preservation and Development (HPD) agency and in a separate Civil 
          Court action between the parties.  The tenant attached to the 
          petition a copy of an HPD violation report dated June 19, 1992 and 
          a copy of a letter sent by four tenants to a Civil Court judge 
          alleging frequent interruptions in heat and hot water services.

               














          GI410256RT




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

               Section 2523.4 of the Rent Stabilization Code provides, in 
          pertinent part, that a tenant may apply to the DHCR for a reduction 
          of the legal regulated rent to the level in effect prior to the 
          most recent guidelines adjustment, and the DHCR shall so reduce the 
          rent for the period for which it is found that the owner has failed 
          to maintain required services.  Required services are defined in 
          section 2520.6(r) to include heat and hot water.

               The Commissioner has considered but rejects the tenant's 
          argument that the Rent Administrator erred by issuing the appealed 
          order of July 28, 1992.

               The New York City Housing Maintenance Code requires that a 
          temperature of at least 68 degrees be maintained whenever the 
          outside temperature falls below 55 degrees.  The Housing 
          Maintenance Code also requires that hot water be supplied at all 
          times at a constant minimum temperature of 120 degrees.

               A review of the file discloses that the DHCR attempted to 
          inspect various apartments in the subject building on May 13, 1992, 
          but was prevented from doing so by the tenants' refusal to provide 
          access.  The inspector did not attempt to visit the petitioner's 
          apartment.

               Due to the serious nature of the conditions alleged and the 
          inspector's failure to visit the tenant's apartment, the 
          Commissioner ordered another inspection.  An inspector visited the 
          subject apartment on February 3, 1993 and found that the owner was 
          adequately maintaining heat and hot water services and had 
          satisfied the minimum heat and hot water requirements.

               Accordingly, there is no basic for a determination that the 
          owner has failed to maintain required services.  The HPD violation 
          report is contradicted by DHCR's inspections and the Commissioner 
          deems it appropriate to rely on the most recent inspection which 
          showed that adequate heat and hot water services were being 
          maintained.

               The letter sent by the tenant to a Civil Court judge is the 
          self-serving statement of a party to the proceeding and has no 
          evidentiary value.  

               








          GI410256RT

               The Commissioner notes that the tenant advised the Division on 
          February 25, 1993 that he has surrendered the apartment, accepting 
          the owner's buyout offer.

               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 Rent Administrator's order be, and the same 
          hereby is, affirmed.

          ISSUED:



                                                  ____________________
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner 






    

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