GC 610127 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 610127 RO
               NAIM REALTY CORP.                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FL 610024 HW

               On March 19, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued March 3, 1992.  The order concerned housing 
          accommodations known as Apt 2B located at 2505 University Avenue, 
          Bronx, N.Y.  The Administrator ordered a rent reduction for failure 
          to maintain adequate heat and hot water.

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

               The tenant commenced this proceeding on December 4, 1991 by 
          filing an Application to Reduce Rent Based on Failure to Maintain 
          Heat and/or Hot Water wherein she alleged that adequate heat had 
          not been provided on November 13, 1991 and December 4, 1991.

               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 subject 
          apartment.  The inspection was conducted on February 11, 1992 and 
          revealed that the temperature in the apartment was 66 degrees and 
          that the hot water temperature was 112 degrees.

               The Administrator issued the order here under review on March 
          3, 1992 and ordered a rent reduction equal to the most recent 
          guideline adjustment based on the report of the DHCR inspector. 

               On appeal the owner states that the boiler was temporarily 
          inoperative and the heat and hot water was restored the evening of 
          the inspection.  The tenant filed a response on April 9, 1992 
          wherein she stated that the owner had not provided heat or hot 
          water during the winter.

          GC 610127 RO

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

               The Commissioner notes that the scope of review in an 
          administrative appeal is limited to facts or evidence submitted 
          before the Rent Administrator unless it is established that certain 
          facts or evidence could not have been raised below.  The owner did 
          not respond to the complaint in this proceeding although given the 
          proper opportunity to do so.

               Pursuant to 9 NYCRR 2523.4 (a) a tenant may apply for a 
          reduction in the legal regulated rent and the DHCR shall so reduce 
          the rent for the period for which it is found that the owner failed 
          to maintain required services.  Required services are defined to 
          include the providing of adequate heat and hot water.

               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 February 11, 1992.  
          Pursuant to the Rent Stabilization Code, the Administrator was 
          mandated to reduce the rent upon determining that the owner had 
          failed to provide services.  The order here under review is 

               THEREFORE, pursuant to the Rent Stabilization Law and Code 
          it is

               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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