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.:FB610275RO     
                                                   (Refile of FA620202RO)
               
          Adbar Realty Co.,                        RENT ADMINISTRATOR'S
                                                   DOCKET NO.:EJ620025HW     
                                                       
                                                   SUBJECT PREMISES:
                                                      3021 Holland Avenue
                                                      Apt. 51N
                                                      Bronx, NY  
                                PETITIONER     
          -----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner refiled and perfected a timely petition for 
            administrative review of an order issued on January 9, 1991 
            concerning the housing accommodations relating to the above- 
            described docket number.  

            The Commissioner has reviewed all the evidence in the record and has 
            carefully considered that portion of the record relevant to the 
            issues raised by the petition.

            The tenant commenced this proceeding on October 11, 1990 by filing 
            a complaint asserting that the owner had failed to maintain adequate 
            heat and hot water services in the subject apartment.

            In answer, the owner denied in substance the allegations of the 
            complaint.

            On December 26, 1990, an inspection of the subject apartment was 
            conducted by a DHCR staff member who reported that heat temperature 
            was inadequate (64@F inside the living room, the kitchen and the 
            bathroom; 36@F outside); but the hot water temperature was adequate.

            By an order dated January 9, 1991, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that the 
            inspection report was incorrect; that a copy of its own fuel 
            printout showed that on the date of inspection, the lowest 
            temperature was 69@F and the outside temperature was 36@F (the same 
            as the order appealed from).

            DHCR mailed a copy of the petition to the tenant.


            FB610275RO








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

            Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
            the Administrator may impose a rent reduction when there has been a 
            reduction in services. The owner's petition does not establish any 
            basis to modify or revoke the Administrator's determination based on 
            the December 26, 1990 inspection which confirmed that the heat 
            temperature in the subject apartment was inadequate (64@F inside the 
            living room, the kitchen and the bathroom; 36@F outside), a 
            defective condition warranting a rent reduction.

            The Commissioner finds the owner-submitted copy of a fuel printout 
            as insufficient evidence to disturb the Administrator's order based 
            on the inspection. Moreover, this submission is beyond the scope of 
            review which is limited to the issues and evidence before the 
            Administrator.

            The owner's rent restoration application (FA620156OR) was granted on 
            July 1, 1991. Another application (FF620349OR) was determined to be 
            a duplicate on August 28, 1991.

            THEREFORE, in accordance with the Rent and Eviction Regulations and 
            Operational Bulletin 84-1, it is

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



            ISSUED:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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