Docket Number: AL-110130-RT
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: AL 110130-RT
             ORVILLE MCNALLY,                  DRO DOCKET NO.:  TC  353291-I
                              PETITIONER    : 
                                  REVIEW, IN PART

        On December 23, 1986,  the  above-named  petitioner-tenant  filed  a
        Petition for  Administrative  Review  against  an  order  issued  on
        November 18, 1986 by the Rent Administrator, 10 Columbus Circle, New 
        York, New York concerning housing accommodations  located  at  72-15
        Little Neck Parkway, Glen Oaks, New York, Apartment 2,  wherein  the
        Rent Administrator determined that the owner does provide  and  must
        maintain a stove, refrigerator, window  shades,  luggage  room,  and
        screens, and ordered that the registration  be  amended  to  include
        these services.  

        The issue in this appeal is whether this order is correct.

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

        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.

        In answer to the tenant's objections, the owner  asserted  that  the
        tenant was receiving all services required under the lease.

        On November 18,  1986,  the  Rent  Administrator  issued  the  order
        appealed from.

        In the petition for Administrative Review, the tenant urges that the 
        registration should also include the following  items:  front  desk,
        clothesline, toilet  seat,  linoleum,  garbage  removal,  playground
        areas, parking spaces, security, fixtures, water  spigots,  benches,
        community rooms and landscaping.

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


          Docket Number: AL-110130-RT
        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  dated  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 Landscaping, security, garbage removal, and a front  desk
        do not have  to  be  listed  on  the  registration  since  they  are
        apartment and building maintenance requirements.

        As for toilet seat, parking spaces, playground  area  and  community
        meeting rooms, the owner has not denied that these services provided 
        to the apartment or building on the applicable base date.  The  fact
        that some of them may be provided by the co-op corporation does  not
        relieve the owner of the obligation to include these  items  on  the
        registration   and   to   assure   their   continued   availability.
        Accordingly the registration should  be  amended  to  reflect  these

        The owner has also not denied that benches, linoleum, light fixtures 
        in  public  areas,  outside  water  spigots,  and  clotheslines  are
        provided.  However, because of the minor nature of these items,  the
        Commissioner finds that they do not have to be  specifically  listed
        on the registration statements.  They are required services, though, 
        and any attempt to eliminate these items will be justification for a 
        rent  reduction  application.   Any  prior  order  issued   by   the
        Commissioner finding that these services had to be  registered  were
        the result of the owner's attempt to disclaim  liability  for  these
        items.  In order to be consistent with this order, the prior  orders
        should be  construed  as  finding  that  these  minor  services  are
        required to be provided but need not be registered.

        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.


                                        ELLIOT SANDER
                                        Deputy Commissioner

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