GD230009RO                                  
                                    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.:              
GD230009RO
               95 EASTERN PARKWAY INC.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     FE230030HW
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          On April 7, 1992, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on December 13, 
          1991, by the Rent Administrator, concerning the housing accommoda- 
          tions known as 326 Lincoln Place, Brooklyn, New York, various 
          apartments.  The petition is being accepted as a timely filing even 
          though it was not filed within 35 days of issuance of the 
          Administrator's order because the Division's records reveal that 
          the order being appealed was not sent to the registered owner, as 
          required.  In the appealed order, the Administrator determined that 
          a diminution of service had occurred and reduced the rent to the 
          level in effect prior to the last rent guideline increase which 
          commenced before the effective date of the order.  Based on an 
          inspection held on November 19, 1991 the rent was reduced because 
          of the following service deficiencies:

                    Hot water not being provided because hot water 
                    temperature was found to be below the required 
                    120@ F.

          The Rent Administrator also directed restoration of all services.

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

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of the subject apartments. 














          GD230009RO                                  



          On appeal, the petitioner-owner alleged that the tenants' com- 
          plaints about heat and hot water referred to temporary service 
          disruptions caused by attempts to correct the conditions on 
          November 18, 1991, November 19, 1991 and November 20, 1991.

          The petition was served on the tenants on April 16, 1992.

          Various tenants answered the petition alleging among other things 
          that the heat and hot water services in the subject premises were 
          inadequate.

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

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply for a reduction of the legal regulated rent and 
          the Division of Housing and Community Renewal (DHCR) shall so 
          reduce the rent for the period for which it is found that the owner 
          has failed to maintain required services as defined in Section 
          2520.6(r) to include heat and hot water.

          A review of the record on appeal shows that the owner's petition 
          contains the following statement:

                    "Although DHCR had sent the Notice to owner of 
                    filing tenants' complaint to the wrong ad- 
                    dress, the Post Office at that time forwarded 
                    it to the new address". 

          The Commissioner notes that not only was the owner notified of the 
          proceedings before the Rent Administrator but it had actually filed 
          an answer on June 1, 1991 stating that:

                    "A new boiler and burner have been installed.  
                    All other problems listed have been elimi- 
                    nated".

          Accordingly, it is clear that the owner had adequate notice of the 
          proceedings before the Rent Administrator and that it was accorded 
          sufficient time to complete all repairs but had failed to do so.

          The Commissioner has also considered the owner's claim that the 
          heat and hot water deficiencies specified in the tenants' complaint 
          were mere temporary service interruptions caused by the owner's 
          attempts to correct the conditions and rejects this argument.










          GD230009RO                                  

          It is apparent that the tenants' building-wide complaint was filed 
          on May 7, 1991, well before the alleged temporary hot-water service 
          disruptions and that the pattern of service interruption specified 
          therein antedated the dates of temporary interruption (November 18, 
          1991 through November 20, 1991) by many months.  Moreover, the 
          physical inspection of the building by the DHCR on November 19, 
          1991, revealed inadequate hot water.

          The Commissioner finds, therefore, that the petitioner was not 
          deprived of its due process rights; that the petitioner's claim of 
          temporary service interruption is inconsistent with the facts 
          established herein and that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site inspection conducted in the subject building.

          The Division's records indicate that the owner subsequently applied 
          for a restoration of rent which is pending under Docket No. 
          GD230133OR.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is

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


          ISSUED:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner






    

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