GC 230129 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 230129 RO
                                                                                                         NO.: FH 230049 HW

               On March 24, 1992 the above named petitioner-owner's 
          representative filed a Petition for Administrative Review against 
          an order of the Rent Administrator issued February 21, 1992. The 
          order concerned housing accommodations known as Apt. 3F located at 
          123 8th Avenue, Brooklyn, N.Y.  The Administrator ordered a rent 
          reduction for failure to maintain adequate hot water.

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

               This proceeding was commenced when 8 tenants of 123 and 123A 
          Eighth Avenue, Brooklyn, N.Y. filed a Statement of Complaint of 
          Decrease in Building-Wide Services on August 9, 1991 wherein they 
          alleged, inter alia, that there was no hot water provided on 
          various specified dates.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner did not file a response.      
               The Administrator ordered a physical inspection of the 
          apartments in the building.  Prior to said inspection, 3 of the 
          complaining tenants contacted the Administrator and stated that 
          adequate hot water was being provided and that they wished to 
          discontinue the complaint.  The inspection was conducted on January 
          6, 1992.  The inspector gained access to Apartment 3F and 
          determined that the hot water temperature in the kitchen was 98 
          degrees and the hot water temperature in the bathroom was 100 

               The Administrator issued the order here under review on 
          February 21, 1992 and ordered a rent reduction for Apartment 3F 
          only.  The reduction was equal to the amount of the most recent 

          GC 230129 RO

          guideline adjustment based on the report of the inspector.  Since 
          the other tenants failed to keep their scheduled appointments, no 
          rent reduction was ordered for them.

               On appeal the owner's representative states that the 
          deficiency in the hot water provided to the tenant has been 
          remedied shortly after the inspection.  A sworn statement from the 
          tenant, dated March 10, 1992, and attesting to the fact that hot 
          water has been restored was annexed to the petition.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Pursuant to 9 NYCRR 2523.4 (a) a tenant may apply to the DHCR 
          for a rent reduction and the rent shall be reduced upon a finding 
          that the owner has failed to provide required services.  The 
          providing of adequate heat and hot water is defined as a required 
          service.  The Commissioner finds that the Administrator properly 
          based this determination on the entire record, including the 
          results of the on-site physical inspection conducted on January 6, 
          1992.  Pursuant to the Rent Stabilization Code, the Administrator 
          was mandated to reduce the rent upon determining that the owner had 
          failed to provide required services.

               With regard to the owner's representative's assertion, and the 
          tenant's supporting affidavit to the effect that services have been 
          restored, numerous prior orders of the Commissioner have held that 
          the proper course for the owner to take is to file an application 
          for rent restoration with DHCR.  The tenant cannot withdraw her 
          complaint subsequent to the issuance of the Administrator's order.  
          Since the Administrator was correct in issuing the order here under 
          review, that order is affirmed.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               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.


                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner

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