DOC. NO.: AJ 110386-RO
                                  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. AJ 110386-RO
                     GRENADIER REALTY CORP.,  :   DRO DOCKET NO.: 034134
                                  PETITIONER  :   OTHER PARTY: ARIEL MALAVE,
          ------------------------------------X   TENANT


                         ORDER AND OPINION GRANTING PETITION FOR
                              ADMINISTRATIVE REVIEW IN PART


          On October 29, 1986 the above-named Petitioner-owner filed a Petition 
          for Administrative Review against an order issued  on  September  29,
          1986 by the District Rent  Administrator,  10  Columbus  Circle,  New
          York, New York concerning housing accommodations  located  at  254-16
          75th Road, Glen Oaks, New York Apartment H-92  wherein  the  District
          Rent Administrator determined that the owner does  provide  and  must
          maintain a stove, refrigerator,  window  shades,  luggage  room,  and
          screens, and venetian blinds and ordered  that  the  registration  be
          amended to include these services.

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

          On October 2, 1984, the tenant commenced the original  proceeding  by
          filing with the Division a tenant's objection form  to  the  services
          registration statement filed by the owner.  The tenant  alleged  that
          the owner did not include therein a number of apartment and  building
          services.  Specifically the tenant stated that the  owner  omitted  a
          stove, refrigerator, shades, garage,  linoleum,  toilet  seat,  light
          fixtures, screens,  extermination  services,  and  a  master  antenna
          outlet as apartment services and electricity,  storage  space,  front
          desk, exterior door locks, benches, exterior lighting,  snow  removal
          and salting, security, landscaping, parki g  spaces,  outside  water-
          spigots, clotheslines, and community rooms as building-wide services. 
          The tenant also filed a fair market rent appeal.






          In answer to the tenant's objections, the owner asserted that a stove 
          and refrigerator are provided with the apartment; electricity is  not
          required to be registered; shades are  not  provided;  storage  space
          outside the apartment is not provided; garages are  the  property  of
          the co-op corporation; there is no front desk; linoleum, toilet seat, 
          fixtures, screens, and exterminator are provided with the apartment;
          and exterior door locks,  benches,  parking,  community  rooms,  snow






          DOC. NO.: AJ 110386-RO
          removal,  security,   landscaping,   outside   water   spigots,   and
          clotheslines are provided by the co-op  corporation  for  the  common
          areas  and  are  not  required  to  be  listed   on   the   apartment
          registration.

          On January 5, 1987 the District Rent Administrator issued an order in 
          which it amended the registration to include all of the  items  cited
          by the tenant (plus venetian blinds) and excluding a front desk.  The 
          Commissioner notes that the objection to registration  did  not  cite
          venetian blinds as a required  service.   The  tenant's  fair  market
          rent appeal was  dismissed  based  on  a  finding  that  the  subject
          apartment has been continuously  under  the  Rent  Stabilization  Law
          since that law went into effect.

          In the petition for Administrative Review, the owner urges  that  the
          Administrator's order should be amended to exclude a luggage room and 
          venetian blinds because there was nothing in the record to prove that 
          they were ever provided by the owner.

          The Commissioner is of  the  opinion  that  the  petition  should  be
          granted in part.

          According to Section 2528.1 of the Rent Stabilization Code, an  owner
          was required to register all housing accommodations  subject  to  the
          Rent Stabilization Law on April  1,  1984  and  to  include  in  that
          registration all services provided for in the last lease or  provided
          or required to be provided on the applicable base date or thereafter. 
          No service may be discontinued except by mutual agreement between the 
          owner and the tenant  and  the  approval  of  the  Division  with  an
          appropriate adjustment in the rent.

          Required services are defined by Section 2520.6(r) of  the  Code  and
          include ancillary services for which there is a separate charge.

          Applying these principles to the instant proceeding the  Commissioner
          finds that it is well settled that luggage room storage  space  is  a
          service provided at the subject  complex  (see  Docket  Nos.  57577-B
          58299-B  and  62622-B  issued  on  July  8,  1985).   Therefore,  the
          Commissioner finds that the owner's objection  to  the  order  below,
          insofar as it directs the owner  to  register  luggage  room  storage
          space is without merit and contrary to well settled precedent at  the
          subject comples.

          The Commissionse notes that the objection  to  registration  did  not
          cite venetian blinds as a required service, but it  did  cite  window
          shades as such a service.  The Commissioner further notes that it has 
          long been established that window shades are a  required  service  at
          the subject complex (See Docket Nos.  57577-B,  58299-B  and  62622-B
          cited above).  Moreover, the Commissioner points  out  that  numerous
          Administrator's orders have stated that window  shades  are  required
          service at the Glen Oaks complex and the owner has not appealed  that
          order (for  example,  see  Docket  Numbers  036245,  039135,  033963,
          036109, and 034580).  Therefore,  the  Commissioner  finds  that  the
          Administrator's use of the phrase venetian blinds should be construed 
          as a clerical error and that the findings and directions set forth in 
          the appealed order should be amended as follows:  at any place in the 
          appealed order where it is stated, or may be  continued  as  stating,
          that the owner has provided venetian blinds or  the  venetian  blinds
          are  a  required  service  at  the  subject  apartment  or  that  the






          DOC. NO.: AJ 110386-RO
          registration statement  be  amended  to  reflect  the  two  preceding
          statements, the term "venetian blinds" should be  replaced  with  the
          phrase "window shades."


          THEREFORE, in accordance with the Rent Stabilization Law and Code, it 
          is

          ORDERED, that this petition be and the same hereby is granted in part 
          and that the Administrator's order be and the same hereby is modified 
          as provided hereinabove.


          ISSUED:

                                                                          
                                             ELLIOT SANDER
                                             Deputy Commissioner
                    







                              ADMINISTRATIVE REVIEW BUREAU
                                   COVERING MEMORANDUM




          ARB Docket No.:               AJ 110386-RO

          DRO Docket No/Order No.:      034134

          Tenant(s):                    Ariel Malave

          Owner:                        Grenadier Realty Corp.

          Code Section:                 2520.6(r), 2523.4

          Premises:                     254-16 75th Road,
                                        Glen Oaks, N.Y., Apt. H-92
                                   

          Order and Opinion Granting Petition for Administrative Review In Part

               Glen Oaks services registration amended as per past  orders  and
               in accordance with the tenant's objection to registration.



          APPROVED:



          Processing Attorney:                                             

          Supervising Attorney:                                           

          Deputy Counsel:                                                  

          Deputy Commissioner:                                             

          Mailed copies of Order and Determination to:
                           Tenant(s)                 
                           Owner                     
                           Tenant's Atty             
                           Owner's Atty              


                           Date:              :  by               
                                                    signature
                                        
    

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