ADM. APPEAL DOCKET NO.: ART 11002-L

                                  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 APPEAL
          APPEAL OF                              DOCKET NO.: ART 11002-L    
                      
             
                                              :
                                                 DRO DOCKET NO.:           
                                                 22522                      
             NANCY CAHELO,
                                             
                                                  

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

                   ORDER AND OPINION DENYING ADMINISTRATIVE APPEAL
                                          

               On  June  16,  1986  the  above-named  petitioner  filed  an
          Administrative Appeal against an order issued on May 15, 1986  by
          the District Rent Administrator (10 Columbus  Circle,  New  York,
          N.Y.), concerning the housing accommodations known  as  24  Fifth
          Avenue, New York, New  York,  Apartment  No.  1216,  wherein  the
          Administrator  corrected  the  owner's  apartment  and   building
          Services  Registration  to  state   that   the   owner   provides
          electricity, twenty  four  hour  doorman  and  twenty  four  hour
          concierge services at the subject premises. 

               The tenant commenced  the  proceeding  below  by  filing  an
          objection to the owner's  registration,  contending  among  other
          things that the owner discontinued supplying  hotel  services  to
          the premises, and that the tenant's rent was increased  illegally
          based on hotel status.  In response to  the  tenant's  complaint,
          the owner filed an answer stating, in substance, that  the  rents
          charged by the owner to  the  tenant  based  on  the  hotel  rent
          stabilization code and guidelines were proper and legal.

               Subsequently,the  Administrator  issued  the  order  against
          which the subject appeal was filed.   In  addition  to  making  a
          determination with regard to services, the  Administrator  stated
          that the tenant's claim of overcharge would be processed  by  the
          Overcharge Unit under Docket Number L-3111055-R.

               
               On appeal, the  petitioner-tenant  contends,  in  substance,
          that the owner has not provided electricity and twenty four  hour
          concierge services to her apartment and  it  was  error  for  the
          Administrator  to  correct  the  owner's  registration  to  state
          otherwise.

               No answer to the tenant's petition appears in the record.







          ADM. APPEAL DOCKET NO.: ART 11002-L
               After a careful consideration  of  the  entire  evidence  of
          record the Commissioner is of the opinion that the administrative 
          appeal should be denied and the Administrator's order affirmed.

               Section 2528.2 of the Rent Stabilization Code  provides  for
          the registration of all services provided for in the  last  lease
          or rental agreement, provided or required to be provided  on  the
          applicable base date, or thereafter. 

               In the instant case, the tenant objected to the registration 
          on the ground that the owner had not included on the registration 
          certain services that are required to be provided.  Based on  the
          owner's  failure  to  refute  the   tenant's   allegations,   the
          Administrator properly determined the objection in  the  tenant's
          favor.

               The only issue resolved by  the  Administrator  was  whether
          certain services should be listed on the registration  statement.
          No determination was made as to whether the owner had  failed  to
          maintain required services.

               The parties  are  advised  that  the  subject  building  was
          reclassified  as  an  apartment  building   by   order   of   the
          Conciliation and Appeals Board (C.A.B.) issued on March 1,  1984.
          (Opinion  No.  30,402).    That   order   was   modified   by   a
          Commissioner's order and opinion issued on  May  24,  1991  which
          determined, in relevant part, that 24  hour  lobby  coverage  was
          continuously provided.  Electricity and  concierge  services  (to
          the extent this is not  included  in  lobby  coverage)  were  not
          issues in the aforementioned reclassification proceeding.  

               The tenant may wish to apply for a rent  reduction  pursuant
          to Section 2523.4 of the Rent Stabilization Code if the owner  is
          not maintaining required services. 

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





               ORDERED, that the Administrative Appeal  be,  and  the  same
          hereby is denied; and that the Administrator's order be, and  the
          same hereby is affirmed.

          ISSUED:






                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner









          ADM. APPEAL DOCKET NO.: ART 11002-L

                                                    

    

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