ADM. REVIEW DOCKET NO.: ART 09957 K




                                  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.:               
                                                 ART 09957 K
                                              :
                                                 RENT ADMINISTRATOR'S        
                                                 DOCKET NO.: 7455    
                                                                           
          ROBERT D'EMILIA
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                       IN PART

               On May 6, 1986 the above-named petitioner tenant filed a 
          Petition for Administrative Review (PAR) against an order issued on 
          April 23, 1986 by the Rent Administrator at Gertz Plaza, Jamaica, 
          New York, concerning the housing accommodations known as 224 Henry 
          Street, Brooklyn, New York, Apartment B wherein the Administrator 
          determined the tenant's objection to the owner's initial 
          registration.  

               The tenant's appeal challenged the Administrator's order on 
          the grounds that the Administrator had failed to require the owner 
          to register an air conditioner, a fireplace, extermination 
          services, painting and plastering, maintenance and repair of wood 
          floors, security gates, a cleaning lady and a superintendent, as 
          services provided by the owner.   

               The applicable law is Section 2520.6(r) and 2528.2 of the Rent 
          Stabilization Code.  

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

















          ADM. REVIEW DOCKET NO.: ART 09957 K

               Section 2520.6(r) of the Rent Stabilization Code defines 
          "required services" as those services furnished or required to be 
          furnished, to the continuously stabilized housing accommodations, 
          on May 31, 1968, and all additional services provided or required 
          to be provided thereafter.  The base date for determining required 
          individual apartment services in apartments which were either 
          vacancy destabilized or decontrolled between July 1, 1971 and June 
          30, 1974 is May 29, 1974.

               The provision of various services, including superintendent, 
          cleaning, janitorial, maintenance, repair, plastering and painting 
          services, does not impose an obligation to register each and every 
          item requiring maintenance or replacement or to register and 
          maintain building staff at a specified number.  The Administrator 
          correctly ruled that the registration statements makes no provision 
          for registering these services (including heating and extermination 
          services, when required), which an owner is nonetheless required to 
          provide at adequate levels pursuant to the Administrative Code of 
          the City of New York.  The scraping and refinishing of floors is 
          associated with the owner's obligation to do interior repairs when 
          necessary and is not otherwise a service provided by the owner.  

               Concerning the fireplace, the Commissioner notes that the 
          owner did not deny below or on appeal that a functional fireplace 
          was provided on the base date or thereafter.  The registration will 
          be amended to reflect that a fireplace is a required service. 

               Division records also reveal that the owner is required to 
          provide an air conditioner, if requested by the tenant, but that 
          the tenant had purchased a new unit.  (Administrative Review Docket 
          Nos. ARL 03898 K and ART 03735 K).

               The security gate previously provided also constitutes a 
          required service that should be registered.  The owner has 
          indicated that the security gate that was removed has been 
          reinstalled.  

               The services registration statement shall be amended to 
          reflect the Commissioner's findings herein.

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








               ORDERED, that the tenant's Petition be, and the same hereby 
          is, granted, in part, to the extent noted above.






          ADM. REVIEW DOCKET NO.: ART 09957 K


          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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