STATE OF NEW YORK 
                                OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO. FJ420305RT 

                                                  DISTRICT RENT
                 THOMAS ETTINGER,                 ADMINISTRATOR'S DOCKET
                                                  NO. CI420151F


               On October 8, 1991, the above-named tenant filed a petition 
          for administrative review of an order issued on September 3, 1991 
          by a Rent Administrator concerning the housing accommodation known 
          as Apartment 11G, 420 Riverside Drive, New York, New York.

               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 for administrative 

               On August 26, 1988, the subject landlord filed with the rent 
          agency a fuel cost adjustment eligibility report, under Docket No. 
          CH424736FC, in order to qualify for an increase in the fuel cost 
          adjustment effective January 1, 1988.

               On September 8, 1988, the subject tenant filed with the rent 
          agency a challenge to the above-mentioned fuel cost adjustment 
          eligibility report.

               On September 3, 1991, the Administrator issued the order under 
          review herein which denied the tenant's challenge.  The 
          Administrator's order stated:  "In connection with the tenant's 
          challenge to the owner's fuel cost adjustment report for the year 
          1988 based on improper filing, evidence in the file reveals that 
          the owner has met the filing requirements of Section 2202.13."

          ADM. REVIEW DOCKET NO. FJ420305RT

               In his petition, the subject tenant asserts, among other 
          things, that the landlord is not entitled to an increase in fuel 
          cost adjustments; that the subject landlord does not maintain the 
          building properly; that there are "outstanding complaints of 
          service decreases" filed by the tenants, and that the subject 
          tenant had submitted numerous pages of uncorrected violations 
          reported against the subject building which "is already in the 
          agency's possession in tenants' other dockets concerning decrease 
          of service and improper rent increases."

               After careful consideration, the Commissioner finds that the 
          tenant's petition should be denied.

               Pursuant to Sections 2202.13(b)(3) and 2202.13(h) of the Rent 
          and Eviction Regulations and Policy Statement 91-3, the 
          Commissioner notes that a landlord is barred from collecting 
          increases for fuel cost adjustments when there is a rent reduction 
          order in effect for failing to maintain an essential service.  If 
          the service in question is heat and/or hot water, the landlord can 
          not collect an increase for fuel cost adjustments until twelve 
          months after the effective date of an order restoring the rent. 

               The record reflects that on January 1, 1988, the effective 
          date of the increase in fuel cost adjustments in this proceeding, 
          there was no rent reduction order in effect for failing to maintain 
          an essential service in the subject building or apartment.  Nor had 
          a rent reduction for failure to maintain adequate heat or hot water 
          been restored within twelve months of January 1, 1988.

               As to the aforementioned building violations, the Commissioner 
          finds that the existence of building violations on record with the 
          New York City Department of Housing Preservation and Development- 
          Division of Code Enforcement, absent a rent reduction order issued 
          by the Division of Housing and Community Renewal for failure to 
          maintain an essential service, does not bar the landlord from 
          collecting increases for fuel cost adjustments.

               Accordingly, the Commissioner finds that the tenant's petition 
          should be denied.

               THEREFORE, in accordance with the City Rent and Rehabilitation 
          Law and the Rent and Eviction Regulations, it is 

          ADM. REVIEW DOCKET NO. FJ420305RT

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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