GC 110122 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: GC 110122 RO
               ESTATES, INC.                      DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: EH 110667 S


               On March 17, 1992 the above named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order of 
          the Rent Administrator issued December 6, 1991. The order concerned 
          housing accommodations known as Apt 7M located at 87-50 167th 
          Street, Jamaica, N.Y.  The Administrator ordered a rent reduction 
          for failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding by filing a Statement of 
          Complaint of Decrease in Services on April 15, 1990 wherein she  
          alleged that she did not have heat or hot water on March 22 through 
          March 26, 1990 and that elevator service had been interrupted on 
          several days in 1989.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on September 
          27, 1990 and stated that the boiler had been repaired and that the 
          elevator was being serviced pursuant to a maintenance contract. 
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on October 9, 1991.  The 
          inspector's report stated that the inspector checked the water 
          pressure in the kitchen and bathroom as well as ascertained whether 
          water was being supplied.  The inspector reported that water was 
          being supplied and that the pressure was adequate.  However, the 
          inspector noted that the hallway right side wall near switch was 
          hot.  The inspector further noted that this constituted a hazardous 

     On November 4, 1991 the Administrator notified the owner of 

          GC 110122 RO

          the inspector's report of the hazardous condition and afforded the 
          owner the opportunity to respond.  The owner failed to respond.

               The Administrator issued the order here under review on 
          December 6, 1991 and ordered a rent reduction in an amount equal to 
          the most recent guideline adjustment effective October 1, 1990, 
          based on a finding that the hallway wall was hot.

               On appeal the owner states that all services are being 
          provided and that the alleged hazardous condition noted by the 
          inspector is not hazardous in any way.  the owner asserted that the 
          switch is not hot, but warm, due to the fact that it is by the side 
          of the boiler chimney wall.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be revoked.

               The Commissioner has reviewed the record herein and is of the 
          opinion that the Administrator's investigation of the tenant's 
          complaint was in a manner inconsistent with due process.  The 
          physical inspection did not conform to the conditions cited in the 
          tenant's complaint, i.e. inadequate heat and hot water and elevator 
          service.  Moreover, the rent was reduced for an item that the 
          tenant never complained about and that the owner has adequately 
          explained as not being defective at all.  Accordingly, the order 
          here under view is therefore revoked and the proceeding is remanded 
          for the Administrator to order a new inspection to properly 
          investigate the tenant's complaint.

               If the current owner has already complied with the order here 
          under review and the tenant owes arrears due to the present 
          determination, said arrears may be paid off in twelve (12) equal 
          monthly installments.  Should the tenant vacate the apartment or 
          have previously vacated, said arrears are due and payable 

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted,  that the Rent Administrator's order be, and the same 
          hereby is, revoked and that this proceeding be, and the same hereby 

          GC 110122 RO

          is remanded to the Rent Administrator for further proceedings 
          consistent with this Order and Opinion.


                                   JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner


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